[{"data":1,"prerenderedAt":187},["ShallowReactive",2],{"blog-desktop-vs-cloud-appraisal-software":3},{"post":4,"related":78,"pillar":79},{"slug":5,"title":6,"seoTitle":7,"description":8,"date":9,"updated":10,"category":11,"pillar":12,"howto":12,"keywords":13,"tags":22,"related":27,"faq":31,"words":47,"minutes":48,"parts":49,"toc":52,"steps":77},"desktop-vs-cloud-appraisal-software","Desktop vs. Cloud Appraisal Software: Workfiles, Security and USPAP Record Keeping","Desktop vs. Cloud Appraisal Software | Carat","Desktop vs. cloud appraisal software: how each handles workfiles, backups, security and the USPAP Record Keeping Rule, and how to stay compliant.","2026-10-23","2026-10-25","switching",false,[14,15,16,17,18,19,20,21],"desktop vs cloud appraisal software","cloud appraisal software","web based appraisal software","appraisal workfile retention","uspap record keeping rule","appraisal software security","appraisal workfile backup","online appraisal software",[23,24,25,26],"Switching","USPAP","Workfiles","Security",[28,29,30],"switch-appraisal-software-without-losing-comps","leaving-aci-total-desktop-appraisal-software","best-appraisal-software-uad-3-6-2026",[32,35,38,41,44],{"q":33,"a":34},"Is cloud appraisal software compliant with USPAP?","USPAP doesn't approve software. It requires the appraiser to keep the workfile for the required period and to keep custody of it or have appropriate arrangements for retention, access and retrieval. Desktop or cloud, compliance depends on how you set it up.",{"q":36,"a":37},"How long do appraisers have to keep workfiles?","USPAP's Record Keeping Rule requires at least five years after preparation, or at least two years after final disposition of a judicial proceeding in which the appraiser testified, whichever is later. States can add their own requirements.",{"q":39,"a":40},"What happens to my reports if I cancel cloud appraisal software?","It depends on the vendor's terms. Before you sign up, ask whether you can export every report as XML and PDF at any time, including after cancelling, and keep your own copy regardless.",{"q":42,"a":43},"Is desktop appraisal software more secure than cloud?","Neither is automatically more secure. Desktop data is only as safe as the computer, its encryption and its backups. Cloud data depends on the vendor's security and your account practices, such as strong passwords and two-factor sign-in.",{"q":45,"a":46},"Can I store appraisal workfiles in Google Drive or Dropbox?","Many appraisers keep backups in a cloud storage account they own. USPAP doesn't name storage products. Make sure the files stay retrievable for the full retention period and that you protect confidential client information.",1376,6,[50,51],"\u003Cp>The desktop vs. cloud appraisal software question used to be about speed and internet connections. In 2026 it's mostly about something else: where your workfiles live, who can get to them, and whether you can still produce a 2022 file for a state board in 2027 after you've changed vendors. With UAD 3.6 pushing many appraisers to reconsider their software this fall, it's worth understanding both models clearly. This post explains how each one handles your records, what USPAP actually requires, and how to stay compliant whichever you choose.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>Key takeaways\u003C\u002Fstrong>\u003C\u002Fp>\n\u003Cul>\n\u003Cli>USPAP doesn't care which kind of software you use. It cares that you can retain, access and retrieve the workfile.\u003C\u002Fli>\n\u003Cli>Desktop puts your data on your machine: you control it, and you're responsible for backing it up.\u003C\u002Fli>\n\u003Cli>Cloud puts your data on the vendor's servers: you get access anywhere, and you depend on the vendor's terms.\u003C\u002Fli>\n\u003Cli>Either way, keep your own backup and make sure you can export everything at any time.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"what-uspap-requires-in-plain-terms\">What USPAP requires, in plain terms\u003C\u002Fh2>\n\u003Cp>The rule that matters here is the Record Keeping Rule in USPAP, published by \u003Ca href=\"https:\u002F\u002Fwww.appraisalfoundation.org\" target=\"_blank\" rel=\"noopener\">The Appraisal Foundation\u003C\u002Fa>. In general terms:\u003C\u002Fp>\n\u003Cul>\n\u003Cli>\u003Cstrong>A workfile must exist\u003C\u002Fstrong> for each appraisal or appraisal review assignment, with the data, information and documentation needed to support your opinions and conclusions.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Retention:\u003C\u002Fstrong> keep it at least five years after preparation, or at least two years after final disposition of a judicial proceeding in which you testified, whichever is later.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Custody:\u003C\u002Fstrong> keep custody of the workfile, or make appropriate arrangements for retention, access and retrieval with the party who has it.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Access for others:\u003C\u002Fstrong> a custodian has to give other appraisers with workfile obligations on that assignment appropriate access, for example for regulatory submissions or peer review.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Cp>Note what isn't in there: anything about desktop or cloud, specific products, or file formats. The rule is about outcomes. Can you produce the workfile, intact, for the whole retention period? Your state may add requirements, so check your board's rules too. This is general information, not legal advice.\u003C\u002Fp>\n\u003Cblockquote class=\"bl-callout watch-out\">\u003Cp>\u003Cstrong>Watch out:\u003C\u002Fstrong> the five years runs from preparation of each assignment. A report you finished in December 2026 needs to be retrievable into at least December 2031, long after your current software contract may have ended.\u003C\u002Fp>\n\u003C\u002Fblockquote>\n\u003Ch2 id=\"how-desktop-appraisal-software-handles-your-records\">How desktop appraisal software handles your records\u003C\u002Fh2>\n\u003Cp>With desktop software, the program and usually the report data live on your computer.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>What's good about it\u003C\u002Fstrong>\u003C\u002Fp>\n\u003Cul>\n\u003Cli>You control the files. They sit in a folder you can see, copy and back up.\u003C\u002Fli>\n\u003Cli>No connection needed to work on a report, which helps in rural areas.\u003C\u002Fli>\n\u003Cli>Your old files stay on disk even after a subscription ends, though you may need the program to open them.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Cp>\u003Cstrong>What to watch\u003C\u002Fstrong>\u003C\u002Fp>\n\u003Cul>\n\u003Cli>\u003Cstrong>Backups are your job.\u003C\u002Fstrong> A failed drive, a stolen laptop or ransomware can take years of workfiles with it. One external drive in the same office isn't enough.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Multiple machines, multiple archives.\u003C\u002Fstrong> In a firm, each workstation may hold its own reports.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Encryption.\u003C\u002Fstrong> A laptop full of borrower names, addresses and loan details should have full-disk encryption turned on, and a sign-in password.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Opening old files.\u003C\u002Fstrong> If the old program stops running on a new computer, you'll want PDFs of every delivered report.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"how-cloud-appraisal-software-handles-your-records\">How cloud appraisal software handles your records\u003C\u002Fh2>\n\u003Cp>With cloud, or web-based, appraisal software, your reports are stored on the vendor's servers and you work through a browser or an app.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>What's good about it\u003C\u002Fstrong>\u003C\u002Fp>\n\u003Cul>\n\u003Cli>Work from any computer, and pick up a report on another machine.\u003C\u002Fli>\n\u003Cli>The vendor handles server backups.\u003C\u002Fli>\n\u003Cli>Firms can share reports, assign work and move reports between staff without passing files around.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Cp>\u003Cstrong>What to watch\u003C\u002Fstrong>\u003C\u002Fp>\n\u003Cul>\n\u003Cli>\u003Cstrong>Access depends on the vendor.\u003C\u002Fstrong> Find out what happens to your data if you cancel, if a payment fails, or if the vendor changes plans or shuts down.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Export.\u003C\u002Fstrong> You should be able to export every report, as XML and PDF, at any time. Test it before you depend on it.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Account security.\u003C\u002Fstrong> Use a strong, unique password and two-factor sign-in where offered. Your account is the front door to every workfile.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Connectivity.\u003C\u002Fstrong> You'll need a connection for most work, so think about inspections in places with poor signal.\u003C\u002Fli>\n\u003C\u002Ful>\n","\u003Ch2 id=\"side-by-side\">Side by side\u003C\u002Fh2>\n\u003Cdiv class=\"bl-table\">\u003Ctable>\u003Cthead>\u003Ctr>\u003Cth>Question\u003C\u002Fth>\u003Cth>Desktop\u003C\u002Fth>\u003Cth>Cloud\u003C\u002Fth>\u003C\u002Ftr>\u003C\u002Fthead>\u003Ctbody>\u003Ctr>\u003Ctd>Where are reports stored?\u003C\u002Ftd>\u003Ctd>Your computer or network drive\u003C\u002Ftd>\u003Ctd>Vendor servers\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>Who backs up?\u003C\u002Ftd>\u003Ctd>You\u003C\u002Ftd>\u003Ctd>Vendor, plus you should keep your own copy\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>Work offline?\u003C\u002Ftd>\u003Ctd>Usually yes\u003C\u002Ftd>\u003Ctd>Usually limited\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>Multiple computers\u003C\u002Ftd>\u003Ctd>Copy or sync files yourself\u003C\u002Ftd>\u003Ctd>Built in\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>Firm sharing and assignment\u003C\u002Ftd>\u003Ctd>Shared drives, manual handoffs\u003C\u002Ftd>\u003Ctd>Usually built in\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>Main risk\u003C\u002Ftd>\u003Ctd>Lost or stolen machine without backups\u003C\u002Ftd>\u003Ctd>Losing access to the account or vendor\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>After you cancel\u003C\u002Ftd>\u003Ctd>Files remain on disk; you may need the program to open them\u003C\u002Ftd>\u003Ctd>Depends on vendor terms; export first\u003C\u002Ftd>\u003C\u002Ftr>\u003Ctr>\u003Ctd>USPAP retention\u003C\u002Ftd>\u003Ctd>Your backups have to last the full period\u003C\u002Ftd>\u003Ctd>Your exports have to last the full period\u003C\u002Ftd>\u003C\u002Ftr>\u003C\u002Ftbody>\u003C\u002Ftable>\u003C\u002Fdiv>\n\u003Cp>Neither column wins outright. The right question is which risks you can manage better.\u003C\u002Fp>\n\u003Ch2 id=\"the-setup-that-works-either-way\">The setup that works either way\u003C\u002Fh2>\n\u003Cp>Whatever software you use, this simple setup keeps you covered:\u003C\u002Fp>\n\u003Col>\n\u003Cli>\u003Cstrong>Save the delivered package with every workfile.\u003C\u002Fstrong> The PDF the client received, and the XML. Under UAD 3.6 that's the zip with the MISMO 3.6 XML, the URAR PDF and the images.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Keep supporting documents in the same place.\u003C\u002Fstrong> MLS sheets, assessor records, your notes, the engagement letter, relevant emails.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Back up to two places you own.\u003C\u002Fstrong> An external drive kept off site, and a cloud storage account in your name, separate from your appraisal software.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Export regularly.\u003C\u002Fstrong> Monthly or quarterly, export your recent reports from your software into that backup, so you never rely on a single vendor to retrieve them.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Protect confidential information.\u003C\u002Fstrong> Encrypt drives, use strong passwords and two-factor sign-in, and don't email unprotected workfiles around.\u003C\u002Fli>\n\u003Cli>\u003Cstrong>Check retrieval once a year.\u003C\u002Fstrong> Pick a report from five years ago and make sure you can open the whole workfile.\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Cblockquote class=\"bl-callout tip\">\u003Cp>\u003Cstrong>Tip:\u003C\u002Fstrong> name each workfile folder with the file number, effective date and address. When a reviewer asks about "the March 2024 report on Elm Street," you'll find it in seconds.\u003C\u002Fp>\n\u003C\u002Fblockquote>\n\u003Ch2 id=\"what-this-means-when-you-switch-software\">What this means when you switch software\u003C\u002Fh2>\n\u003Cp>Changing software is the moment record keeping most often breaks. The old program gets cancelled, a laptop gets wiped, and a year later a lender asks for a file you can't open.\u003C\u002Fp>\n\u003Cp>Before any switch:\u003C\u002Fp>\n\u003Cul>\n\u003Cli>Export every finished report as MISMO 2.6 GSE XML and PDF (most desktop programs can, including ACI and TOTAL).\u003C\u002Fli>\n\u003Cli>Copy every workfile folder as it is, to your own backup.\u003C\u002Fli>\n\u003Cli>Keep the old program available until your UAD 2.6 revisions are done. Freddie Mac's \u003Ca href=\"https:\u002F\u002Fsf.freddiemac.com\u002Ffaqs\u002Fuad-and-forms-redesign\" target=\"_blank\" rel=\"noopener\">UAD and Forms Redesign FAQ\u003C\u002Fa> says revisions to reports first submitted in UAD 2.6 stay in UAD 2.6, and UAD 2.6 is retired June 28, 2027.\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Cp>The full process is in our pillar guide, \u003Ca href=\"\u002Fblog\u002Fswitch-appraisal-software-without-losing-comps\">how to switch appraisal software without losing a decade of comps\u003C\u002Fa>, with program-specific detail in \u003Ca href=\"\u002Fblog\u002Fmigrate-from-clickforms-uad-3-6\">migrating from ClickFORMS\u003C\u002Fa> and \u003Ca href=\"\u002Fblog\u002Fleaving-aci-total-desktop-appraisal-software\">leaving ACI, TOTAL or other desktop software\u003C\u002Fa>.\u003C\u002Fp>\n\u003Ch2 id=\"questions-to-ask-any-vendor-about-your-data\">Questions to ask any vendor about your data\u003C\u002Fh2>\n\u003Cp>Copy these into an email before you sign up for anything:\u003C\u002Fp>\n\u003Col>\n\u003Cli>Where is my report data stored?\u003C\u002Fli>\n\u003Cli>Can I export every report as XML and PDF at any time? Is there a fee?\u003C\u002Fli>\n\u003Cli>What happens to my data if I cancel, and for how long can I still get to it?\u003C\u002Fli>\n\u003Cli>How are reports shared between users in my firm, and who controls access?\u003C\u002Fli>\n\u003Cli>What account security options are there, such as two-factor sign-in?\u003C\u002Fli>\n\u003C\u002Fol>\n\u003Cp>Good answers make the choice easier. Vague ones tell you something too. The \u003Ca href=\"\u002Fblog\u002Fbest-appraisal-software-uad-3-6-2026\">buyer's guide to UAD 3.6 appraisal software\u003C\u002Fa> has these and the other criteria in one checklist, and \u003Ca href=\"\u002Fblog\u002Fappraisal-software-pricing-2026\">appraisal software pricing in 2026\u003C\u002Fa> covers whether export or access costs extra.\u003C\u002Fp>\n\u003Ch2 id=\"where-carat-fits\">Where Carat fits\u003C\u002Fh2>\n\u003Cp>Carat is web-based. Firms work as one organization with roles, assignment, and transfer of reports between staff and trainees. Our principle is simple: your data stays yours. You can export any time, and the plan is $99 a month per appraiser, month to month, so your records are never the reason you can't leave. We'd still tell you to keep your own backup of every delivered package and workfile. USPAP puts that responsibility on the appraiser, and that's the right place for it.\u003C\u002Fp>\n\u003Cp>See \u003Ca href=\"\u002F#pricing\">pricing\u003C\u002Fa>, or \u003Ca href=\"\u002Fsign-in?mode=create\">create an account\u003C\u002Fa> when you're ready.\u003C\u002Fp>\n",[53,56,59,62,65,68,71,74],{"id":54,"t":55},"what-uspap-requires-in-plain-terms","What USPAP requires, in plain terms",{"id":57,"t":58},"how-desktop-appraisal-software-handles-your-records","How desktop appraisal software handles your records",{"id":60,"t":61},"how-cloud-appraisal-software-handles-your-records","How cloud appraisal software handles your records",{"id":63,"t":64},"side-by-side","Side by side",{"id":66,"t":67},"the-setup-that-works-either-way","The setup that works either way",{"id":69,"t":70},"what-this-means-when-you-switch-software","What this means when you switch software",{"id":72,"t":73},"questions-to-ask-any-vendor-about-your-data","Questions to ask any vendor about your data",{"id":75,"t":76},"where-carat-fits","Where Carat fits",[],[79,116,152],{"slug":28,"title":80,"seoTitle":81,"description":82,"date":83,"updated":10,"category":11,"pillar":84,"howto":84,"keywords":85,"tags":93,"related":96,"faq":98,"words":114,"minutes":115},"How to Switch Appraisal Software Without Losing a Decade of Comps","Switch Appraisal Software, Keep Your Comps | Carat","How to switch appraisal software without losing your comps: export your MISMO 2.6 archive, protect USPAP workfiles and run both programs during UAD 3.6.","2026-10-06",true,[86,87,88,89,90,91,17,92],"switch appraisal software","change appraisal software","appraisal software migration","export appraisal reports mismo 2.6","keep comps when switching appraisal software","uad 3.6 appraisal software switch","import old appraisal reports",[23,94,95,25],"UAD 3.6","MISMO 2.6",[97,29,30],"migrate-from-clickforms-uad-3-6",[99,102,105,108,111],{"q":100,"a":101},"Will I lose my old reports if I switch appraisal software?","Not if you export them first. Most desktop appraisal programs can export finished reports as MISMO 2.6 GSE XML and PDF. Keep those exports, plus your original program's data folder, for as long as USPAP and your state require.",{"q":103,"a":104},"Can old UAD 2.6 reports be converted into UAD 3.6 reports?","Not in any way you should rely on for delivery. The redesigned URAR asks for data the old forms never collected. What you can do is import the old reports as a comps and adjustment history and start new UAD 3.6 reports fresh.",{"q":106,"a":107},"How long do I have to keep appraisal workfiles after switching software?","USPAP's Record Keeping Rule requires keeping the workfile at least five years after preparation, or at least two years after final disposition of a judicial proceeding in which you testified, whichever is later. Your state may add its own rules.",{"q":109,"a":110},"Should I cancel my old appraisal software right away?","Usually not. Keep it until your exports are verified, open revision requests on UAD 2.6 reports are done, and you know you can still open the old files. Revisions to reports first submitted in UAD 2.6 stay in UAD 2.6.",{"q":112,"a":113},"What is MISMO 2.6 GSE XML?","It is the data file format used to deliver UAD 2.6 appraisals to the GSE portals. Because it is a shared standard, it is the most portable way to move your report data out of one program and into another.",2967,13,{"slug":29,"title":117,"seoTitle":118,"description":119,"date":120,"updated":10,"category":11,"pillar":12,"howto":84,"keywords":121,"tags":130,"related":133,"faq":134,"words":150,"minutes":151},"Leaving ACI, TOTAL or Other Desktop Appraisal Software: The Export Playbook","Export Reports from ACI, TOTAL & Desktop Apps | Carat","Leaving ACI, TOTAL or other desktop appraisal software? This export playbook covers MISMO 2.6 XML, PDFs, workfiles, firms and UAD 2.6 revisions.","2026-10-13",[122,123,124,125,126,127,128,129],"leaving aci appraisal software","export reports from total appraisal software","desktop appraisal software export","aci alternative uad 3.6","a la mode total alternative","export mismo 2.6 xml","appraisal software data export","switch from desktop appraisal software",[23,131,132,95],"ACI","TOTAL",[28,97,5],[135,138,141,144,147],{"q":136,"a":137},"Can ACI and TOTAL export reports as MISMO 2.6 XML?","Most desktop appraisal programs, including ACI and TOTAL, can export MISMO 2.6 GSE XML, since that was the delivery format for UAD 2.6. The exact steps depend on your version, so check the export options or ask the vendor's support.",{"q":139,"a":140},"What is the best format to export old appraisal reports in?","Export both MISMO 2.6 GSE XML and PDF. The XML holds the data another program can read, such as comps and adjustments. The PDF is your record of what the client received.",{"q":142,"a":143},"Do I need to keep my old desktop software after switching?","Keep it until your exports are verified and any UAD 2.6 revisions are finished. Revisions to reports first submitted in UAD 2.6 stay in UAD 2.6, and UAD 2.6 is retired on June 28, 2027.",{"q":145,"a":146},"How do I move a whole firm off desktop appraisal software?","Inventory every workstation, export and back up each one, then move one appraiser first. Fix the setup problems they find before moving everyone else, and keep the old program available for revisions.",{"q":148,"a":149},"Will my comps database come with me?","The comps inside your finished reports can, through the MISMO 2.6 XML export. A separate comps database inside your old program may use its own format, so ask the vendor whether and how it can be exported.",1612,7,{"slug":30,"title":153,"seoTitle":154,"description":155,"date":156,"updated":10,"category":11,"pillar":12,"howto":12,"keywords":157,"tags":166,"related":168,"faq":170,"words":186,"minutes":151},"Best Appraisal Software for UAD 3.6 in 2026: An Honest Buyer's Guide","Best Appraisal Software for UAD 3.6 (2026) | Carat","Choosing the best appraisal software for UAD 3.6 in 2026? Use these criteria and a printable checklist to compare any program on output, data and cost.","2026-10-16",[158,159,160,161,162,163,164,165],"best appraisal software","best appraisal software uad 3.6","uad 3.6 appraisal software","appraisal software 2026","appraisal software comparison","residential appraisal software","appraisal report software","choose appraisal software",[23,94,167],"Buyer's Guide",[28,169,5],"appraisal-software-pricing-2026",[171,174,177,180,183],{"q":172,"a":173},"What is the best appraisal software for UAD 3.6?","The best program is the one that produces valid MISMO 3.6 XML and a URAR PDF for the property types you appraise, checks your report against the GSE rules before delivery, imports your past work, lets you export your data any time, and fits your budget. Test it on your own assignments.",{"q":175,"a":176},"Is there a list of UAD 3.6 approved appraisal software?","Fannie Mae publishes an Integrated Vendor List that tags UAD 3.6 software providers, and Freddie Mac publishes a software providers list. These show vendor verification of the technology, not an approval of any appraiser or report.",{"q":178,"a":179},"Does my appraisal software submit reports to UCDP?","Lenders and AMCs submit to UCDP, and FHA reports go to EAD. Appraisal software produces the delivery package. The appraiser delivers it to the client, who submits it.",{"q":181,"a":182},"Can I try appraisal software on a real assignment before I commit?","Ask each vendor about trials or month-to-month terms. Re-enter a recent report you already delivered, so you can compare the output against something you know is right without client risk.",{"q":184,"a":185},"Should I switch appraisal software right before the UAD 3.6 mandate?","It can work if you export your archive first, practice on a few reports, and keep your old program for UAD 2.6 revisions. If you can't do that before November 2, stay put and plan the switch for a slower month.",1594,1793080428144]