Reading appraisal reports after September 1, 2011

Reading appraisal reports after September 1, 2011 is going to look a bit different due to the Uniform Appraisal Dataset (UAD). Basically, both Fannie Mae & Freddie Mac have been working together to make changes to the way particular appraisal forms are filled out by appraisers throughout the country.

The UAD only applies to the following Fannie Mae forms: 1004, 2055, 1073 and 1075. These forms are the full appraisal (1004), exterior-only appraisal (2055), full condo appraisal (1073) and exterior condo appraisal (1075). The multi-unit forms are not affected by the UAD and keep in mind that FHA has not adopted the UAD as of yet either.

In my opinion most of the changes are fairly minor, but I’ve listed some of the bigger changes below that you’ll definitely want to know about:

1) Bathrooms:  Instead of saying 2.5 bathrooms, which means 2 1/2 bathrooms, the appraiser will now say 2.1 bathrooms. The figure to the left of the decimal signifies full bathrooms and the number to the right signifies the amount of half bathrooms. For example, 2.2 bathrooms would equal two full baths and two half baths, and 4.5 bathrooms would indicate four full bathrooms and 5 half bathrooms.

2) Condition Rating:  Instead of using “average”, “fair” or “good”, appraisers will now use a specific rating system of C1-C6. The definitions for condition are now standardized, so the appraiser will basically choose whatever definition fits best for a given house, with C1 being best and C6 being worst.

3) Quality Rating:  Instead of appraisers saying things like “good quality”, “average” or “good upgrades” for Quality of Construction, they’ll now use a standardized definition and rate the property with a Q1-Q6.

4) Architectural Design:  Appraisers can no longer simply say “Single Story” or “2-Story” for design, but rather must be specific and say things like Colonial, Highwater Bungalow, Contemporary, Victorian, Farmhouse, Ranch, Cottage, etc…

5) View:  Appraisers will provide at least one specific view for the subject property and then rate the view as either “N” (neutral), “B” (beneficial) or “A” (adverse).

6) Miscellaneous Changes:  There are just over 60 fields affected in the appraisal forms due to the UAD (out of 200-ish fields). Mostly everything is minor and has to do with the way data is formatted, but some of the items mentioned above are definitely big changes for the appraisal industry. See Fannie Mae’s UAD information or UAD Help (an appraisal school).

What do you think of the changes? Good? Bad? Do you have any questions?

UPDATE: Thank you to the Appraisal Scoop for re-blogging this article on 8/20/11.

If you have any questions, or real estate appraisal or property tax appeal needs in the Greater Sacramento Region, contact Lundquist Appraisal by phone 916-595-3735, email, Facebook or subscribe to posts by email.


  1. Anne Graviet says

    It’s great that we’ve got more specific condition ratings – I’ve wanted those for so long especially for the times we’re in a neighborhood where there are homes that are trashed & original up to flipped and updated and everything in-between.

    • says

      I actually think the condition definitions are a good move to help unpack language a bit more. It’s definitely more descriptive than “average” or “good” or “fair”. As a real estate agent, are you required to use these new ratings in your BPOs?

      • Anne Graviet says

        I don’t know – lol!

        I’ve been away from BPOs for a month, taking care of my mother and I’m so grateful to have the type of career that allows me to spend time with my family when they need me – like right now (I’m posting this from Venice, Florida.)

        Getting paid to do what we love to do is a blessing and I wish the same thing for everyone.

        I’m looking forward to settling my mother in a quality Assisted Living place (Eskaton in Carmichael seems pretty good – only the best for my mom!) and getting back to work 🙂

        • says

          I’ve been following some of your tweets, so I knew something was going on with your Mom. Hang in there, Anne. I am glad you’ve been able to step away and take care of your mother. I hope this last leg of your trip is good with family and not too stressful. Enjoy Florida as much as you can. It’s been hot lately, so you’re not missing too much here. 🙂

  2. Anne Graviet says

    To answer your earlier question, we’re not using all the new codes on BPOs. Not yet, anyways…

    And, I wanted to thank you for your well-wishes – you’re very kind 🙂


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