[{"data":1,"prerenderedAt":205},["ShallowReactive",2],{"blog-appraising-then-and-now":3},{"post":4,"related":89,"pillar":90},{"slug":5,"title":6,"seoTitle":7,"description":8,"date":9,"updated":10,"category":11,"pillar":12,"howto":12,"keywords":13,"tags":22,"related":26,"faq":30,"words":46,"minutes":47,"parts":48,"toc":51,"steps":88},"appraising-then-and-now","Appraising Then and Now: From Polaroids and Typewritten 1004s to UAD 3.6","Appraising Then and Now: 1990s to UAD 3.6 | Carat","Appraising then and now: how residential appraisal changed from film, fax and typed 1004s through HVCC, AMCs, UAD and PAVE to the UAD 3.6 redesigned URAR.","2026-09-22","2026-10-25","appraiser-life",false,[14,15,16,17,18,19,20,21],"appraising then and now","history of residential appraisal","appraisal industry changes","hvcc history","uad history","appraisal management company history","firrea appraiser licensing","uad 3.6 changes for appraisers",[23,24,25],"Appraiser Life","History","UAD 3.6",[27,28,29],"appraiser-burnout-fees-turn-times-revisions","redesigned-urar-vs-form-1004","appraiser-shortage-trainee-bottleneck",[31,34,37,40,43],{"q":32,"a":33},"When did appraisers have to be licensed?","Title XI of FIRREA, enacted in August 1989, required state certified or licensed appraisers for federally related transactions. States built their licensing programs over the next couple of years, and the deadline for federally regulated institutions to use credentialed appraisers was extended to December 31, 1991.",{"q":35,"a":36},"What was the HVCC?","The Home Valuation Code of Conduct was a set of appraiser independence rules for loans sold to Fannie Mae and Freddie Mac, effective May 1, 2009. It separated loan production staff from appraiser selection and contributed to lenders' growing use of appraisal management companies. It was replaced in late 2010 by later appraiser independence requirements.",{"q":38,"a":39},"When did the Uniform Appraisal Dataset start?","UAD reporting was required for conventional appraisals delivered to Fannie Mae and Freddie Mac with effective dates on or after September 1, 2011, alongside the Uniform Collateral Data Portal for electronic submission.",{"q":41,"a":42},"What is different about UAD 3.6?","UAD 3.6 replaces the separate forms like the 1004, 1073, 1025 and 2055 with one dynamic redesigned URAR delivered as MISMO 3.6 XML. It is mandatory for new UCDP submissions starting November 2, 2026.",{"q":44,"a":45},"Was appraising easier in the 1990s?","Some parts were simpler: fewer forms, fewer portals, direct relationships with lenders. Other parts were harder, including slow film photos, paper comps and manual math. The pressure on appraisers simply came from different directions.",1947,8,[49,50],"\u003Cp>Appraising then and now are two very different jobs wearing the same name. Ask an appraiser who started in the early 1990s to describe a typical report and they'll talk about a clipboard, a measuring wheel, a Polaroid or a roll of film, comp books from the board of Realtors, a calculator with a paper tape, and a 1004 that went out by courier or fax. Ask one who started in 2021 and they'll talk about AMC portals, UCDP findings, CU scores and revision requests. In about a week, every one of them starts filing UAD 3.6. Here's how we got from there to here, era by era, and what's been gained and lost.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>Key takeaways\u003C\u002Fstrong>\u003C\u002Fp>\n\u003Cul>\n\u003Cli>Most of the big shifts came from crises: the savings and loan collapse brought licensing, and the 2008 mortgage crisis brought HVCC, Dodd-Frank and the rise of AMCs.\u003C\u002Fli>\n\u003Cli>Data standardization came in two waves: the UAD in 2011 and UAD 3.6 now.\u003C\u002Fli>\n\u003Cli>The tools got dramatically faster. The paperwork around the tools grew faster still.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"the-timeline-at-a-glance\">The timeline at a glance\u003C\u002Fh2>\n\u003Cdiv class=\"bl-table\">\u003Ctable>\u003Cthead>\u003Ctr>\u003Cth>Era\u003C\u002Fth>\u003Cth>What the job looked like\u003C\u002Fth>\u003Cth>What changed it\u003C\u002Fth>\u003C\u002Ftr>\u003C\u002Fthead>\u003Ctbody>\u003Ctr>\u003Ctd>1980s\u003C\u002Ftd>\u003Ctd>Unlicensed in many states. Appraisers often worked directly for banks and S&Ls. Typed forms, film, paper comp books.\u003C\u002Ftd>\u003Ctd>The savings and loan crisis and widespread bad appraisals.\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>1989–1991\u003C\u002Ftd>\u003Ctd>Licensing arrives. States build boards, exams and experience rules.\u003C\u002Ftd>\u003Ctd>\u003Ca href=\"https:\u002F\u002Fasc.gov\u002Fresources\u002Freferences\u002Ftitle-ix\" target=\"_blank\" rel=\"noopener\">Title XI of FIRREA\u003C\u002Fa> (August 1989) created the Appraisal Subcommittee and required credentialed appraisers for federally related transactions.\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>1990s\u003C\u002Ftd>\u003Ctd>Polaroids and 35mm film, one-hour photo, fax machines, early form software on DOS and then Windows. Comps from MLS books and printouts.\u003C\u002Ftd>\u003Ctd>Personal computers, and later the internet.\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>Early to mid 2000s\u003C\u002Ftd>\u003Ctd>Boom years. Digital cameras, emailed PDFs, MLS online. Heavy pressure from loan officers and brokers to "make the number."\u003C\u002Ftd>\u003Ctd>Rapid price growth, loose lending.\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>2008–2010\u003C\u002Ftd>\u003Ctd>Crash, then reform. Many appraisers lose broker clients overnight. AMCs take over ordering for much of the market.\u003C\u002Ftd>\u003Ctd>\u003Ca href=\"https:\u002F\u002Fwww.gao.gov\u002Fproducts\u002Fgao-11-653\" target=\"_blank\" rel=\"noopener\">HVCC\u003C\u002Fa> (May 1, 2009), the \u003Ca href=\"https:\u002F\u002Fwww.hud.gov\u002Fsites\u002Fdocuments\u002F09-09ml.pdf\" target=\"_blank\" rel=\"noopener\">1004MC market conditions addendum\u003C\u002Fa> (April 1, 2009), and Dodd-Frank's appraisal independence and \u003Ca href=\"https:\u002F\u002Fwww.govinfo.gov\u002Fcontent\u002Fpkg\u002FFR-2010-10-28\u002Fhtml\u002F2010-26671.htm\" target=\"_blank\" rel=\"noopener\">customary and reasonable fee rule\u003C\u002Fa> (2010).\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>2011–2014\u003C\u002Ftd>\u003Ctd>Standardized data. Ratings like C3 and Q4, abbreviations, fixed formats. Electronic submission through UCDP.\u003C\u002Ftd>\u003Ctd>The \u003Ca href=\"https:\u002F\u002Fwww.fhfa.gov\u002Fdata\u002Fdashboard\u002Fuad-aggregate-statistics-dashboard-portal\" target=\"_blank\" rel=\"noopener\">Uniform Appraisal Dataset\u003C\u002Fa>, required for GSE appraisals effective on or after September 1, 2011.\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>2015–2019\u003C\u002Ftd>\u003Ctd>Automated review. Every report gets a risk score and flags. More revision requests tied to automated findings.\u003C\u002Ftd>\u003Ctd>Fannie Mae's \u003Ca href=\"https:\u002F\u002Fwww.nar.realtor\u002Farticles\u002Ffannie-mae-s-collateral-underwriter-cu-now-available-to-lenders\" target=\"_blank\" rel=\"noopener\">Collateral Underwriter\u003C\u002Fa> opened to lenders January 26, 2015. AQB \u003Ca href=\"https:\u002F\u002Fwww.pa.gov\u002Fcontent\u002Fdam\u002Fcopapwp-pagov\u002Fen\u002Fdos\u002Fdepartment-and-offices\u002Fbpoa\u002Fcertified-real-estate-appraisers\u002Fchanges-in-real-property-appraiser-qualification-criteria-effective-may-2018.pdf\" target=\"_blank\" rel=\"noopener\">cut experience hours in 2018\u003C\u002Fa>.\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>2020–2021\u003C\u002Ftd>\u003Ctd>Refi boom and pandemic. Record volume, exterior-only and desktop work, more waivers.\u003C\u002Ftd>\u003Ctd>Rates at \u003Ca href=\"https:\u002F\u002Fwww.bloomberg.com\u002Fnews\u002Farticles\u002F2021-01-07\u002Fu-s-mortgage-rates-hit-another-record-low-with-30-year-at-2-65\" target=\"_blank\" rel=\"noopener\">2.65% in January 2021\u003C\u002Fa>; expanded \u003Ca href=\"https:\u002F\u002Fwww.fhfa.gov\u002Fresearch\u002Fpapers\u002Fwp2201\" target=\"_blank\" rel=\"noopener\">appraisal waivers\u003C\u002Fa>.\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>2022–2024\u003C\u002Ftd>\u003Ctd>Rate shock and bias scrutiny. Volume collapses; ROV becomes a formal process.\u003C\u002Ftd>\u003Ctd>Rates above \u003Ca href=\"https:\u002F\u002Ffreddiemac.gcs-web.com\u002Fnews-releases\u002Fnews-release-details\u002Fmortgage-rates-rise-above-seven-percent\" target=\"_blank\" rel=\"noopener\">7% in October 2022\u003C\u002Fa>; the \u003Ca href=\"https:\u002F\u002Fwww.hud.gov\u002Fsites\u002Fdfiles\u002FMain\u002Fdocuments\u002FPAVE_Fact_Sheet.pdf\" target=\"_blank\" rel=\"noopener\">PAVE action plan\u003C\u002Fa> (March 2022); \u003Ca href=\"https:\u002F\u002Fwww.federalreserve.gov\u002Fnewsevents\u002Fpressreleases\u002Fbcreg20240718a.htm\" target=\"_blank\" rel=\"noopener\">interagency ROV guidance\u003C\u002Fa> (July 2024).\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>2025–2026\u003C\u002Ftd>\u003Ctd>UAD 3.6. One dynamic URAR replaces the separate forms. MISMO 3.6 XML is the delivery format.\u003C\u002Ftd>\u003Ctd>GSE redesign; \u003Ca href=\"https:\u002F\u002Fsf.freddiemac.com\u002Ffaqs\u002Fuad-and-forms-redesign\" target=\"_blank\" rel=\"noopener\">mandatory for new UCDP submissions November 2, 2026\u003C\u002Fa>.\u003C\u002Ftd>\u003C\u002Ftr>\u003C\u002Ftbody>\u003C\u002Ftable>\u003C\u002Fdiv>\n\u003Cp>Now the longer version.\u003C\u002Fp>\n\u003Ch2 id=\"before-licensing-the-1980s\">Before licensing: the 1980s\u003C\u002Fh2>\n\u003Cp>Before 1989, being a residential appraiser in many states took no state license at all. Plenty of appraisers were excellent and many had designations from professional groups, but there was no common floor. Then the savings and loan industry collapsed, and Congress concluded that bad and sometimes fraudulent appraisals were part of the story. Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act created the Appraisal Subcommittee in August 1989 and required state certified or licensed appraisers for federally related transactions. The deadline for regulated institutions to use credentialed appraisers was \u003Ca href=\"https:\u002F\u002Ffraser.stlouisfed.org\u002Ffiles\u002Fdocs\u002Fhistorical\u002Fny%20circulars\u002Fnycirc_1991_10458.pdf\" target=\"_blank\" rel=\"noopener\">pushed to December 31, 1991\u003C\u002Fa> while states got their programs running.\u003C\u002Fp>\n\u003Cp>Those early license holders are the senior appraisers today, and many of them are retiring. More on that in \u003Ca href=\"\u002Fblog\u002Fappraiser-shortage-trainee-bottleneck\">the appraiser shortage and the trainee bottleneck\u003C\u002Fa>.\u003C\u002Fp>\n\u003Ch2 id=\"the-1990s-film-fax-and-the-measuring-wheel\">The 1990s: film, fax and the measuring wheel\u003C\u002Fh2>\n\u003Cp>This is the era people get nostalgic about, so it's worth being honest about it.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>What it was like.\u003C\u002Fstrong> You picked up the order by phone, often from a loan officer you knew by name. You drove out with a clipboard, a 100-foot tape or a wheel, and a camera. If it was film, you dropped the roll at the one-hour photo on the way back and hoped the front exterior wasn't blurry. Comps came from MLS books, printouts and calls to agents. Sketches were graph paper. Adjustments were done on a calculator. Early form-filling software helped, but plenty of reports still had typed or handwritten parts, glued photos, and went out by courier, mail or fax.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>What was better.\u003C\u002Fstrong> Fewer forms. Fewer intermediaries. You talked to the person who ordered the report. A question about a comp was a phone call, not a portal message from a reviewer you'd never meet.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>What was worse.\u003C\u002Fstrong> Everything was slow. Data was thin and hard to verify. A missing photo meant a second trip. And the direct relationship cut both ways: the loan officer who sent you work could also stop sending it if your value came in low.\u003C\u002Fp>\n","\u003Ch2 id=\"the-2000s-speed-and-pressure\">The 2000s: speed and pressure\u003C\u002Fh2>\n\u003Cp>Digital cameras, MLS online, emailed PDFs and better form software made the mechanics much faster in the early 2000s. Volume exploded with the housing boom. So did the pressure. Many appraisers from that era tell the same story: a broker who wanted a number, and work that dried up if you didn't give it. It is no accident that the next reform was all about independence.\u003C\u002Fp>\n\u003Ch2 id=\"2008-to-2010-hvcc-dodd-frank-and-the-amc-era\">2008 to 2010: HVCC, Dodd-Frank and the AMC era\u003C\u002Fh2>\n\u003Cp>When the market crashed, the regulators went after the conflict at the center of the old system. The Home Valuation Code of Conduct took effect May 1, 2009, for loans sold to Fannie Mae and Freddie Mac, walling off loan production staff from appraiser selection. Lenders, many of whom didn't want to run appraiser panels themselves, turned to appraisal management companies. The GAO found that lenders \u003Ca href=\"https:\u002F\u002Fwww.gao.gov\u002Fproducts\u002Fgao-11-653\" target=\"_blank\" rel=\"noopener\">increasingly relied on AMCs\u003C\u002Fa> partly in reaction to the independence rules, and that appraisers were concerned about AMC fees and review practices.\u003C\u002Fp>\n\u003Cp>The same spring, the 1004MC Market Conditions Addendum became required for appraisals effective on or after April 1, 2009, adding a structured market trend grid to one- to four-unit appraisals. Then Dodd-Frank in 2010 wrote appraisal independence into federal law and required lenders and their agents to pay fee appraisers customary and reasonable fees. HVCC itself was \u003Ca href=\"https:\u002F\u002Fwww.philadelphiafed.org\u002F-\u002Fmedia\u002Ffrbp\u002Fassets\u002Fworking-papers\u002F2015\u002Fwp15-28.pdf\" target=\"_blank\" rel=\"noopener\">replaced in October 2010\u003C\u002Fa> by the newer independence requirements.\u003C\u002Fp>\n\u003Cp>For many appraisers, this is the dividing line. The relationship with the person ordering the report became a relationship with a platform. In NAR's 2025 survey, \u003Ca href=\"https:\u002F\u002Fcms.nar.realtor\u002Fsites\u002Fdefault\u002Ffiles\u002F2025-12\u002F2025-appraisal-issues-survey-12-19-2025.pdf\" target=\"_blank\" rel=\"noopener\">46% of appraisers practicing before 2010\u003C\u002Fa> said the appraisal process had gotten worse since HVCC and Dodd-Frank.\u003C\u002Fp>\n\u003Ch2 id=\"2011-the-first-uad\">2011: the first UAD\u003C\u002Fh2>\n\u003Cp>The Uniform Appraisal Dataset, developed by the GSEs at FHFA's direction, standardized how key fields were reported on the 1004, 1073, 1075 and 2055. Condition became C1 to C6. Quality became Q1 to Q6. View and location got coded abbreviations. Dates and sales types got fixed formats. Reports went through the Uniform Collateral Data Portal, which opened for submissions in June 2011, ahead of the \u003Ca href=\"https:\u002F\u002Fsinglefamily.fanniemae.com\u002Fmedia\u002F14461\u002Fdisplay\" target=\"_blank\" rel=\"noopener\">September 1, 2011\u003C\u002Fa> requirement.\u003C\u002Fp>\n\u003Cp>Appraisers grumbled about abbreviations like "N;Res;" in a view field, and rightly. But the UAD also made something new possible: the GSEs could analyze millions of appraisals as data. That set up the next shift.\u003C\u002Fp>\n\u003Ch2 id=\"2015-to-2019-the-robot-reviewer\">2015 to 2019: the robot reviewer\u003C\u002Fh2>\n\u003Cp>Fannie Mae's Collateral Underwriter became available to lenders on January 26, 2015. Every report delivered to Fannie Mae now came back with a risk score and messages about things like comparable selection and adjustments. Lenders and AMCs began writing revision requests straight from CU flags. Ask any appraiser when "please explain why the following comparables were not used" became common, and this is roughly when they'll point to.\u003C\u002Fp>\n\u003Cp>In 2018, the Appraisal Qualifications Board cut the experience needed for a Licensed Residential credential from 2,000 hours to 1,000 and for Certified Residential from 2,500 hours to 1,500, a sign that the profession's leadership was already worried about who would replace the retiring generation.\u003C\u002Fp>\n\u003Ch2 id=\"2020-to-2024-boom-bust-and-bias-scrutiny\">2020 to 2024: boom, bust and bias scrutiny\u003C\u002Fh2>\n\u003Cp>The refinance wave of 2020 and 2021 was the busiest stretch most appraisers had ever seen, layered on top of pandemic inspection rules, exterior-only and desktop work and expanded appraisal waivers. Then rates crossed 7% in October 2022 for the first time since 2002 and volume collapsed.\u003C\u002Fp>\n\u003Cp>At the same time, appraisers found themselves in a national conversation about racial and ethnic bias in valuations. The PAVE Task Force released its action plan in March 2022, and in July 2024 federal agencies finalized guidance on reconsiderations of value. The GSEs and FHA set their own ROV requirements that year. For many appraisers it meant more documentation, more process and more scrutiny on every adjustment, on top of a fee and volume squeeze. We wrote about how all of that adds up in \u003Ca href=\"\u002Fblog\u002Fappraiser-burnout-fees-turn-times-revisions\">why appraisers are burned out\u003C\u002Fa>.\u003C\u002Fp>\n\u003Ch2 id=\"2026-uad-3-6-and-the-redesigned-urar\">2026: UAD 3.6 and the redesigned URAR\u003C\u002Fh2>\n\u003Cp>Which brings us to this month. UAD 3.6 retires the separate forms the industry has used for decades, including the 1004, the 1073 and 1075 condo forms, the 2055, the 1025, the 1004C, the co-op forms, the 1007 rent schedule and the 1004D, and replaces them with one dynamic redesigned URAR delivered as MISMO 3.6 XML. Fields appear only when they apply. There are structured sections for defects and cost to repair, site influences, per-component condition, energy and disaster mitigation, and the properties you analyzed but didn't use. The GSE Appendix H-1 lists 728 compliance rules.\u003C\u002Fp>\n\u003Cp>If you learned on the 1004, the \u003Ca href=\"\u002Fblog\u002Fredesigned-urar-vs-form-1004\">redesigned URAR vs. Form 1004 comparison\u003C\u002Fa> is the fastest way to see what moved where, and the \u003Ca href=\"\u002Fblog\u002Fuad-3-6-complete-guide\">UAD 3.6 complete guide\u003C\u002Fa> covers the rest.\u003C\u002Fp>\n\u003Ch2 id=\"what-s-actually-better-now\">What's actually better now\u003C\u002Fh2>\n\u003Cp>It's easy to romanticize the old days. Some things are plainly better:\u003C\u002Fp>\n\u003Cul>\n\u003Cli>\u003Cstrong>Photos and data are instant.\u003C\u002Fstrong> No more one-hour photo or second trips for a blurry exterior.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Measurement standards are clearer.\u003C\u002Fstrong> ANSI Z765 gave everyone the same rules for GLA. See \u003Ca href=\"\u002Fblog\u002Fansi-z765-gla-uad-3-6\">ANSI Z765 and GLA under UAD 3.6\u003C\u002Fa>.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Independence is real.\u003C\u002Fstrong> The pressure to hit a number hasn't vanished, but it is no longer normal for the loan officer to pick the appraiser.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Your own history is searchable.\u003C\u002Fstrong> Twenty years of your own reports can be a data set instead of a filing cabinet, if your software lets you use them. More on that in \u003Ca href=\"\u002Fblog\u002Fdata-driven-adjustments-from-past-reports\">data-driven adjustments from your own past reports\u003C\u002Fa>.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"what-s-worse-now\">What's worse now\u003C\u002Fh2>\n\u003Cp>And some things are plainly worse:\u003C\u002Fp>\n\u003Cul>\n\u003Cli>\u003Cstrong>Distance from the client.\u003C\u002Fstrong> Many appraisers never speak to the person whose loan depends on their work.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Fees that didn't keep up\u003C\u002Fstrong> with the growing size of the report.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Review by checklist.\u003C\u002Fstrong> Automated flags turned into templated revision requests.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>More systems.\u003C\u002Fstrong> More portals, more logins, more fees, more retyping.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"what-the-next-era-could-look-like\">What the next era could look like\u003C\u002Fh2>\n\u003Cp>Every era in that table started with a change appraisers didn't ask for. UAD 3.6 is no different. But this one comes with a real opening: the report is now structured data from end to end, which means software can check it against the GSE rules as you write, carry forward what you already know, and learn from your own history instead of making you start every report from a blank form. That's what we're building with \u003Ca href=\"\u002F\">Carat\u003C\u002Fa>, and it's priced at \u003Ca href=\"\u002F#pricing\">$99 a month per appraiser\u003C\u002Fa> so a small shop can afford to change. You still inspect, analyze and sign. It's always your report.\u003C\u002Fp>\n\u003Cp>The appraisers who came up with film and fax adapted to digital cameras, then the UAD, then CU. They'll adapt to this too. The hope is that this time, the change gives some time back. If you'd like to see how that feels on a real report, \u003Ca href=\"\u002Fsign-in?mode=create\">create an Carat account\u003C\u002Fa>.\u003C\u002Fp>\n",[52,55,58,61,64,67,70,73,76,79,82,85],{"id":53,"t":54},"the-timeline-at-a-glance","The timeline at a glance",{"id":56,"t":57},"before-licensing-the-1980s","Before licensing: the 1980s",{"id":59,"t":60},"the-1990s-film-fax-and-the-measuring-wheel","The 1990s: film, fax and the measuring wheel",{"id":62,"t":63},"the-2000s-speed-and-pressure","The 2000s: speed and pressure",{"id":65,"t":66},"2008-to-2010-hvcc-dodd-frank-and-the-amc-era","2008 to 2010: HVCC, Dodd-Frank and the AMC era",{"id":68,"t":69},"2011-the-first-uad","2011: the first UAD",{"id":71,"t":72},"2015-to-2019-the-robot-reviewer","2015 to 2019: the robot reviewer",{"id":74,"t":75},"2020-to-2024-boom-bust-and-bias-scrutiny","2020 to 2024: boom, bust and bias scrutiny",{"id":77,"t":78},"2026-uad-3-6-and-the-redesigned-urar","2026: UAD 3.6 and the redesigned URAR",{"id":80,"t":81},"what-s-actually-better-now","What's actually better now",{"id":83,"t":84},"what-s-worse-now","What's worse now",{"id":86,"t":87},"what-the-next-era-could-look-like","What the next era could look like",[],[90,130,169],{"slug":27,"title":91,"seoTitle":92,"description":93,"date":94,"updated":10,"category":11,"pillar":95,"howto":12,"keywords":96,"tags":106,"related":109,"faq":112,"words":128,"minutes":129},"Why Appraisers Are Burned Out: Fees, Turn Times and Endless Revisions","Why Appraisers Are Burned Out: Fees & Revisions | Carat","Appraiser burnout is real: flat fees, tight turn times, AMC revisions and the UAD 3.6 switch. Why it happens and what helps, appraiser to appraiser.","2026-10-20",true,[97,98,99,100,101,102,103,104,105],"appraiser burnout","appraisal fees","appraisal turn times","amc revision requests","why appraisers quit","appraiser stress","appraisal management company fees","appraiser shortage","residential appraiser frustrations",[23,107,108,25],"AMCs","Fees",[110,5,111],"amc-revision-request-survival-guide","appraisal-firm-business-math-2026",[113,116,119,122,125],{"q":114,"a":115},"Why are appraisers so burned out?","Most appraisers point to the same mix: fees that have not kept up with costs, compressed turn times, a steady stream of AMC revision requests, technology and portal fees, and more scrutiny of every report. In the National Association of Realtors 2025 appraisal survey, fee pressure was the top challenge appraisers named.",{"q":117,"a":118},"How much do residential appraisers make?","The Bureau of Labor Statistics reported a median of $67,960 a year in May 2025 for appraisers and assessors of real estate, a group that includes government assessors. Fee appraisers' income varies widely with fees, volume, market and expenses.",{"q":120,"a":121},"Why do AMCs send so many revision requests?","AMC reviewers work from lender overlays, automated risk scores and checklists, and many requests are generated to clear a flag rather than because the value is wrong. Some are legitimate catches. The rest can often be prevented by answering the predictable questions inside the report before delivery.",{"q":123,"a":124},"Is the appraiser shortage real?","The number of appraiser credentials on the Appraisal Subcommittee's National Registry has fallen for years, to 89,618 at the end of 2025, and the count of individual appraisers is lower because many hold licenses in several states. Shortages are felt most in rural areas and during volume spikes.",{"q":126,"a":127},"Will UAD 3.6 make appraising harder?","UAD 3.6 asks for more structured data and brings hundreds of compliance rules, so the first months involve a learning curve. It also replaces several separate forms with one report, and software that checks the rules as you work can cut the number of rejected submissions and avoidable revisions.",3079,13,{"slug":28,"title":131,"seoTitle":132,"description":133,"date":9,"updated":10,"category":134,"pillar":12,"howto":12,"keywords":135,"tags":144,"related":147,"faq":151,"words":167,"minutes":168},"The Redesigned URAR vs. the Form 1004: What Changed and Why","Redesigned URAR vs. Form 1004: What Changed | Carat","The redesigned URAR vs. the Form 1004, section by section: what moved, what's new, what's gone and why the GSEs rebuilt the appraisal report for UAD 3.6.","uad-3-6",[136,137,138,139,140,141,142,143],"redesigned urar","redesigned urar vs 1004","new urar form","form 1004 changes","urar uad 3.6","new appraisal form 2026","urar sections","1004 replacement",[145,146,25],"URAR","Form 1004",[148,149,150],"uad-3-6-complete-guide","uad-3-6-replaces-1004-1073-1025-2055","ansi-z765-gla-uad-3-6",[152,155,158,161,164],{"q":153,"a":154},"What is the redesigned URAR?","It's the new Uniform Residential Appraisal Report under UAD 3.6. One dynamic report replaces the Form 1004 and the other GSE appraisal forms, showing only the sections that apply to the property being appraised.",{"q":156,"a":157},"Is the redesigned URAR longer than the 1004?","It depends on the property. A simple detached house may run a similar length once you count the addenda a 1004 used to need. A property with an ADU, outbuildings or many defects will be longer, because each item gets its own structured rows.",{"q":159,"a":160},"Does the redesigned URAR still use C and Q ratings?","Yes. Condition and quality ratings carry over, and the report adds a ratings definitions appendix. Condition is also reported per component, such as roof and windows, in addition to the overall rating.",{"q":162,"a":163},"Does the 1004MC still exist under UAD 3.6?","The redesigned URAR has its own Market section covering listings, pending sales, days on market, price ranges, supply and demand and a price trend analysis, so the market analysis is part of the report instead of a separate addendum.",{"q":165,"a":166},"Why did Fannie Mae and Freddie Mac redesign the URAR?","The GSEs wanted one report that works for any residential property type, built on the MISMO 3.6 data standard, so the data in every appraisal is consistent, complete and machine-readable.",1606,7,{"slug":29,"title":170,"seoTitle":171,"description":172,"date":173,"updated":10,"category":11,"pillar":12,"howto":12,"keywords":174,"tags":182,"related":185,"faq":187,"words":203,"minutes":204},"The Appraiser Shortage and the Trainee Bottleneck","The Appraiser Shortage & Trainee Bottleneck | Carat","Is there an appraiser shortage? What National Registry data shows, why trainees struggle to find supervisors, and where PAREA and 2018 AQB changes fit.","2026-09-29",[104,175,176,177,178,179,180,181],"appraiser trainee","how to become an appraiser","supervisory appraiser","parea appraisal","appraiser trainee bottleneck","number of appraisers","appraiser licensing requirements",[23,183,184],"Trainees","PAREA",[27,111,186],"will-ai-replace-appraisers",[188,191,194,197,200],{"q":189,"a":190},"Is there really an appraiser shortage?","The number of credentials on the Appraisal Subcommittee's National Registry has declined for years, to 89,618 at the end of 2025. Whether that feels like a shortage depends on the market and the loan volume. It is felt most in rural areas and during refinance booms.",{"q":192,"a":193},"How many hours does an appraiser trainee need?","Under the AQB minimum criteria effective May 1, 2018, a Licensed Residential credential requires 1,000 hours over at least six months and Certified Residential requires 1,500 hours over at least twelve months. States may set stricter requirements, so check your state board.",{"q":195,"a":196},"What is PAREA?","PAREA, Practical Applications of Real Estate Appraisal, is an AQB-approved alternative to the traditional supervisor and trainee model. It uses simulated, mentored training to provide experience credit toward residential credentials, and states decide whether to accept it.",{"q":198,"a":199},"Why won't appraisers take on trainees?","Supervising takes time, adds liability, and can reduce income, since some clients won't accept trainee work and the fee doesn't grow when two people work the file. Many appraisers also worry about training a competitor.",{"q":201,"a":202},"How do I find a supervisory appraiser?","Common routes include state and local appraisal associations, coalitions, appraisal schools, local firms that already employ staff, and simply calling certified appraisers in your area. A clear plan for how you'll add value to their business helps.",1474,6,1793082914358]