Goodbye 1004, 1073, 1025, 2055: How One Dynamic URAR Replaces the Old Forms

For most of your career, the first thing you did with a new order was pick a form. Detached house with an interior inspection: 1004. Condo: 1073. Duplex: 1025, plus a 1007 if the lender wanted rents. Drive-by: 2055. Manufactured home: 1004C. Under UAD 3.6, that decision goes away. One report, the redesigned URAR, replaces the 1004, 1073, 1025, 2055 and the rest, and it changes shape to fit the property. This post explains what's retired, how the single report covers each property type, and what to watch for in the first months.

Key takeaways

• Fourteen form numbers retire with UAD 3.6, including the desktop and hybrid versions of the 1004 and 1073.
• The redesigned URAR shows sections and fields based on indicators about the property and the assignment.
• Condos get a Project Information section. 2–4 units get multiple unit interiors, a rent schedule and the income approach.
• Exterior-only, desktop and hybrid are scopes of work inside one report, not separate forms.
• Updates and completions have their own UAD 3.6 report types.

The forms being retired

The Freddie Mac UAD 3.6 FAQ lists every form the redesigned URAR retires and replaces:

The FAQ also lists the Operating Income Statement (216/998) as retired: the GSEs "do not expect to receive it through UCDP." It notes a narrow case where a 1007 may still be needed, when the original appraiser isn't available to amend the report.

Note: The FAQ says restricted appraisal update and completion reports for UAD 3.6 appraisals "must be submitted in UAD 3.6 ZIP format," while updates on UAD 2.6 appraisals stay in UAD 2.6 XML. UCDP doesn't accept mixed standards under the same Document File Identifier.

How one report becomes many

The trick behind the single report is in Appendix A-1, the Delivery Specification. Each of its roughly 1,626 data points carries a condition: Required, Conditionally Required, or optional. Conditionally Required fields depend on other answers. Set the property type, the number of units, the ADU count, whether there's a pool or an outbuilding, and the report knows which sections and rows apply.

So instead of choosing a form up front, you answer a few questions about the property and the assignment. The report assembles itself around those answers.

The compliance rules enforce this logic. For example, rule UAD1214 is Fatal if the income approach is included but no GRM comparables are provided. Rule UAD1011 is Fatal if your ADU count doesn't match the number of units you flagged as ADUs.

Condos: the 1073 becomes a section

The 1073 was mostly a 1004 with a project page. Under UAD 3.6, that's literally what happens: the Project Information section appears for condo units, with project data such as total units, units sold and rented, units for sale, HOA fees and what they include, common amenities, conversion history and project factors, each with its own commentary.

One measurement point worth knowing: Fannie Mae's ANSI guidance says the ANSI Z765 standard isn't used for apartment-style condos. The redesigned URAR handles that with the Measurement Standard field: choose Other and enter "Not Applicable due to property type," per Appendix F-1. Townhouse-style condos are different. See ANSI Z765 and GLA under UAD 3.6 for the details.

2–4 units: the 1025 and 1007 fold in

This is one of the bigger changes. The 1025 had its own grid, its own rent schedule and its own income page. The redesigned URAR handles 2–4 units in the same structure as a single-family home, with:

• A Unit Interior per unit. Each unit has its own area, rooms, condition and quality.
• Rental Information. Current and market rents per unit, with rental comparables.
• Income Approach. Gross rent multiplier comparables and the GRM conclusion, when in scope.
• Grid summary metrics. Adjusted price per unit and per bedroom, and price per gross building finished area. Rule UAD1458 is a Warning if a comp with more than one unit has no adjusted price per unit.

Some lenders and AMCs ask for a rent schedule on single-family investment properties too. The 1007 retires as a form; the rent data goes in Rental Information.

Exterior-only, desktop and hybrid: scope, not form

Under the old system, the inspection type was baked into the form number. A 2055 was exterior-only. A 1004 Desktop was a desktop. Under UAD 3.6, the inspection type and the scope of work are data in the Assignment Information section, and the report uses the same structure regardless.

That has two practical effects:

1. Your certification has to match your scope. Rules check that the appraiser certification lines up with the valuation method and the inspection. Rules UAD1512 and UAD1518 are Warnings when certification #10 doesn't align with the property valuation method or the subject inspection.
2. Data sources matter more. For exterior-only or desktop work, you'll lean on the data source fields. Area Data Source, for example, offers choices including Assessor Record, MLS, Physical Measurement, Plans and Specifications, Previous Appraisal File, Property Owner and Three-Dimensional Scan.

Manufactured homes and co-ops

Manufactured homes get a dedicated section with the manufacturer, serial number, HUD certification number, HUD wind, thermal and roof load zones, foundation and towing hardware details and, for new homes, questions about the manufacturer's and retailer's invoices. Rules like UAD1109 are Fatal if a new manufactured home's invoice review isn't indicated. Co-ops use the same report with cooperative-specific data and data sources (Cooperative Board, Cooperative Questionnaire).

Software support for these two property types varies across vendors, so check before you accept a manufactured or co-op order in a new program.

What happens to your old forms

Your old 1004s don't disappear. They stay in your workfiles, and USPAP's Record Keeping Rule requires you to keep each workfile at least five years after preparation, or at least two years after final disposition of any judicial proceeding in which you testified, whichever period ends later.

They're also your best comps history. A decade of 1004s and 1025s holds sales you verified, adjustments you supported and properties you've already measured. When you switch software for UAD 3.6, bring that archive with you. The guide to switching appraisal software without losing a decade of comps covers how, and if you're on ClickFORMS, see migrating from ClickFORMS to UAD 3.6.

As for timing: excepted lenders can keep ordering 2.6 forms until May 19, 2027, with resubmissions through June 27, 2027. The UAD 3.6 deadline timeline has every date.

The upside of one report

It's easy to focus on what's being taken away. But one report has real advantages for a working appraiser:

• No wrong-form revisions. You can't deliver a 1004 when the lender needed a 1073.
• Mixed properties fit. A house with a legal ADU, a detached garage apartment and a pole barn fits in one report.
• One habit set. The Site section works the same way for a condo, a duplex and a farmhouse.
• Consistent review. Underwriters and AMC reviewers read the same structure every time.

For a section-by-section look at how the new report compares to the old 1004, read the redesigned URAR vs. the Form 1004. The complete UAD 3.6 guide puts all of it in context.

Carat builds the redesigned URAR for 1–4 unit, condo and PUD properties today, with the rent schedule, rental and GRM comps for 2–4 units built in. Co-op and manufactured home support is partial, so check before you take those orders. Update and completion reports are coming soon. It's $99 a month per appraiser with no tiers, and you can start an account here.