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© Copyright Notice: © Fannie Mae. UAD 3.6 / URAR reference materials shown for research and reference only. Full documents available at fanniemae.com/uad. Reproduction restricted per Fannie Mae copyright policy.

© Copyright Notice: © The Appraisal Foundation. Excerpts shown for research and reference only (fair use, 17 U.S.C. § 107) — every certified appraiser is required to have their own current copy under USPAP's own Record Keeping/Competency provisions; this tool helps you find the exact passage, it doesn't replace owning it. Full current edition available for purchase at appraisalfoundation.org. Reproduction restricted per The Appraisal Foundation's copyright policy.

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#1 Fannie Mae Selling Guide Page 553

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Announcements Issue Date Announcement SEL-2019-06 July 03, 2019 B4-1.2-02, Desktop Appraisals (12/10/2025) Introduction This topic contains information on desktop appraisals,…

Fannie Mae Selling Guide · Selling Guide - 06-03-2026.pdf · Page 553 · View at official source (selling-guide.fanniemae.com) →

Announcements Issue Date Announcement SEL-2019-06 July 03, 2019 B4-1.2-02, Desktop Appraisals (12/10/2025) Introduction This topic contains information on desktop appraisals, including: Overview Completing the Form 1004 Desktop Eligible Transactions Ineligible Transactions Representations and Warranties Uniform Appraisal Dataset (UAD) 3.6 Policy Overview For certain loan casefiles, DU offers desktop appraisals. A desktop appraisal reported on the Uniform Residential Appraisal Report (Desktop) (Form 1004 Desktop) is permitted for certain transactions. The minimum scope of work for Form 1004 Desktop does not include a current inspection of the subject property or comparable sales by the appraiser; the appraiser relies on data obtained from alternative methods or sources to identify property characteristics and condition. Completing the Form 1004 Desktop Subject property information may be obtained from one or more data sources. The appraiser can accept data, photos, floor plans, and other information from a party who has a financial interest in the sale or financing of the property if the appraiser verifies such data from a disinterested source. The appraiser must determine if the information is accurate and reliable to produce a credible report, which includes the features, quality, and condition of the subject property. Virtual inspection methods (including digital photos or videos) or other technological solutions (such as a machine-generated floor plan) can augment the data and imagery used for a desktop appraisal. Information provided by the homeowner, potential borrower, or a third party can be used to develop the description of the interior and exterior of the improvements. Extraordinary assumption(s) or appraisals made "subject to" verification of the subject property's condition, quality, or physical characteristics are not permitted. The lender remains responsible for the description of the property, and the accuracy and of all data on the

#2 Fannie Mae Selling Guide Page 554

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appraisal that pertains to the property. This includes the property's condition and quality ratings. The lender is also responsible for ensuring the property meets the property…

Fannie Mae Selling Guide · Selling Guide - 06-03-2026.pdf · Page 554 · View at official source (selling-guide.fanniemae.com) →

appraisal that pertains to the property. This includes the property's condition and quality ratings. The lender is also responsible for ensuring the property meets the property eligibility requirements in this Selling Guide. Lastly, the lender remains responsible for any life-of-loan representations and warranties that may apply to the property or the appraisal. Exhibits: Form 1004 Desktop requires the same exhibits as traditional appraisals, plus a floor plan. The Square Footage-Method for Calculating: ANSI Z765-2021 standard is not required for desktop appraisals but encouraged when feasible. See B4-1.2-01, Appraisal Report Forms and Exhibits for additional information. Entry of Appraisal Assignment Type: The appraiser must provide the Appraisal Assignment Type and supporting details (located in the Additional Comments section of the appraisal report) as shown in the following table. Field Labels Required Entry Appraisal Assignment Type "DesktopAppraisal" Subject Property Data Collection Method "Other" Subject Property Data Collection Date Null Subject Property Data Workforce Null DU Messaging: For loan casefiles that are eligible for a desktop appraisal option, DU will issue a message informing the lender they can choose to obtain an appraisal reported on Form 1004 Desktop. DU will also issue messages for other appraisal options. The lender may select from any of the options presented, which may include a desktop appraisal, hybrid appraisal, or traditional appraisal. Eligible Transactions To be eligible for a desktop appraisal, transactions must meet the following criteria: one-unit property (including those with an ADU and units in a PUD), principal residence, purchase transaction (including new construction), LTV ratio less than or equal to 90%, and DU loan casefile that receives an Approve/Eligible recommendation. Ineligible Transactions The following transactions are not eligible for a desktop appraisal: two- to four-unit properties; condo and co-op units;

#3 UAD 3.6 / URAR (FNMA) Page 6

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paradigm WHICH FORMS WILL BE AFFECTED? Uniform Residential Appraisal Report (1004, 70) Universal Residential Appraisal Report Desktop (1004 Desktop, 70D) Uniform Residential…

UAD 3.6 / URAR (FNMA) · 2025-UAD-eBook-final.pdf · Page 6 · View at official source (fanniemae.com/uad) →

paradigm WHICH FORMS WILL BE AFFECTED? Uniform Residential Appraisal Report (1004, 70) Universal Residential Appraisal Report Desktop (1004 Desktop, 70D) Uniform Residential Appraisal Report Hybrid (1004 Hybrid, 70H) Individual Condo Unit Appraisal Report (1073, 465) Individual Condo Unit Appraisal Report Desktop (1073 Desktop, 465D) Individual Condo Unit Appraisal Report Hybrid (1073 Hybrid, 465H) Exterior-Only Inspection Individual Condominium Unit Appraisal Report (1075, 466) Exterior-Only Inspection Residential Appraisal Report (2055) Manufactured Home Appraisal Report (1004C, 70B) Individual Cooperative Interest Appraisal Report (2090) Exterior-Only Individual Cooperative Interest Appraisal Report (2096) Small Residential Income Property Appraisal Report (1025, 72) Single Family Comparable Rent Schedule (1007, 100) *This is based on currently available information and may change in the future. CLOSING MESSAGE While we understand that change can be a challenge, we also know that this new methodology has the power to make the work you already put into your reports more impactful, more efficient and more robust against unnecessary revision requests. All users will get plenty of time to explore and learn about this new workflow before it becomes mandatory (refer to the timeline above). Throughout this process we hope you will utilize the resources we’ve mentioned here and share any ideas for improvement you might have on feedback.alamode.com. UAD 3.6 | Preparing for the new paradigm

#4 UAD 3.6 / URAR (FNMA) Page 10

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Overview Appendix F-1: URAR Reference Guide Page 10 of 375 Version 1.3 Overview The primary purpose of Appendix F-1: URAR Reference Guide is to provide guidance on how to enter…

UAD 3.6 / URAR (FNMA) · Appendix F-1 URAR Reference Guide v1.3.pdf · Page 10 · View at official source (fanniemae.com/uad) →

Overview Appendix F-1: URAR Reference Guide Page 10 of 375 Version 1.3 Overview The primary purpose of Appendix F-1: URAR Reference Guide is to provide guidance on how to enter information and how the data will be displayed in the Uniform Residential Appraisal Report (URAR). The URAR is a dynamic report, output as a PDF document, that replaces the following legacy forms: Legacy Appraisal Form Name Fannie Mae Form Freddie Mac Form Uniform Residential Appraisal Report 1004 70 Uniform Residential Appraisal Report (Desktop) 1004 Desktop 70D Uniform Residential Appraisal Report (Hybrid) 1004 Hybrid 70H Individual Condominium Unit Appraisal Report 1073 465 Individual Condominium Unit Appraisal Report (Desktop) 1073 Desktop 465D Individual Condominium Unit Appraisal Report (Hybrid) 1073 Hybrid 465H Exterior-Only Inspection Individual Condominium Unit Appraisal Report 1075 466 Exterior-Only Inspection Residential Appraisal Report 2055 2055 Manufactured Home Appraisal Report 1004C 70B Individual Cooperative Interest Appraisal Report 2090 - Exterior-Only Individual Cooperative Interest Appraisal Report 2095 - Small Residential Income Property Appraisal Report 1025 72 Single Family Comparable Rent Schedule 1007 1000 URAR Section Organization The URAR is a dynamic report with sections (black tabs) that vary based on information provided in the appraisal. This table shows the sections of the URAR and when they display or repeat. For more information about a section, reference the appropriate chapter in this document. URAR Section Organization Section # Section Name (Black Tab) Always Displays When Section Displays When Section Displays Multiple Times 1 Summary √ 2 Assignment Information √ 3 Subject Property √ 4 Site √ 5 Disaster Mitigation When there are disaster mitigation features 6 Energy Efficient and Green Features When there are known renewable energy components, building certifications, or efficiency ratings 7 Sketch √ 8 Dwelling Exterior √ For properties with multiple dwellings, the section repeats for each dwelling. 9 Manufactured Home When there is a manufactured home on the property • If the manufactured home is a dwelling, the section displays after the applicable Dwelling Exterior section. • If the manufactured home is an ADU, the section displays after the applicable Outbuilding section for the ADU. For properties with multiple manufactured homes (dwellings or outbuildings), the section repeats for each manufactured home.

#5 2024 USPAP Page 480

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of my analysis must | Include In the report? Response: The analysis will vary from assignment to assignment, so the information required in the report will also vary. In some…

2024 USPAP · 2024_USPAP_text.txt · Page 480 · View at official source (The Appraisal Foundation — USPAP) →

of my analysis must | Include In the report? Response: The analysis will vary from assignment to assignment, so the information required in the report will also vary. In some cases, it might be possible to summarize the analysis using the three lines provided on the form itselt. If the space provided Is insufficient, then the appraiser must supplement the form. ‘As with any written appraisal report, the appraiser Is also required to include a signed certification. For Fannie Mae Form 1004D, which would be used for a real property appraisal assignment, the signed certification must be similar in content to that required in Standards Rule 2-3(a). If the certification included on the form does not cover all of the elements required in Standards Rule 2-3(@), then in accordance with Standards Rule 2-3(d), the appraisal report must contain a supplemental certification, which includes the remaining required certification elements. 294, CITING THE SOURCE OF THE VALUE DEFINITION AND FANNIE MAE FORM 1004/FREDDIE MAC FORM 70 Question: USPAP requires an appraisal report to Include a citation of the source of the value definition used for the appralsal. Is this Information adequately addressed on Fannle Mae Form 1004/ Freddle Mac Form 70? Response: Yes. The value definition is provided on the Fannie Mae Form 1004/Freddie Mac Form 70, and there are several references indicating that Fannie Mae and Freddie Mac are the sources for the form. No additional citation Is required for USPAP compliance. 295. LEGAL DESCRIPTION Question: I've been told that I have to report a complete legal description for the subject property In every appraisal | perform. Is this required by USPAP? Response: No. USPAP does not require a complete legal description for the subject property to be included In every report, since it is recognized that its not always possible to do so. However, the reporting standards for real property, personal property, and business appraisals do have similar minimum Identification requirements. In the reporting standards for real property, Standards Rule 2-2(a), for example, the content of an Appraisal Report must be appropriate for the intended use of the appraisal and, at a minimum: Contain information, documents, and/or exhibits sufficient to identity the real estate involved in the appraisal, including the physical, legal, and economic property characteristics relevant to the assignment; For personal property and business or intangible asset appraisals, the requirements include similar language to present information sufficient to identify

#6 VA Lenders Handbook (Pamphlet 26-7) Page 383

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Appraisal Report 11-5 3. Appraisal Report Contents Change Date February 22, 2019 • This Chapter has been revised in its entirety. c. Appraisal Report Contents 1. Invoice For…

VA Lenders Handbook (Pamphlet 26-7) · VA-Lender-Handbook.pdf · Page 383 · View at official source (VA.gov — Appraisers/Staff Appraisal Reviewer) →

Appraisal Report 11-5 3. Appraisal Report Contents Change Date February 22, 2019 • This Chapter has been revised in its entirety. c. Appraisal Report Contents 1. Invoice For consistency, the first page of PDF file uploaded into WebLGY 2. Appraisal Form • Lender’s name and “Department of Veterans Affairs” must be provided in the Lender/Client field on the appraisal report form • The VA assigned fee appraiser’s signature must be provided in the signature block with the fee appraiser’s VA ID in the “other” block, just below state certification and license information Appraisal forms accepted by VA • Fannie Mae Form 1004, Uniform Residential Appraisal Report • Fannie Mae Form 2055, Exterior-Only Inspection Residential Appraisal Report, for liquidation appraisals only if interior access was not provided • Fannie Mae Form 1004C, Manufactured Home Appraisal Report, • Fannie Mae Form 1073, Individual Condominium Unit Appraisal Report • Fannie Mae Form 1075, Exterior-Only Inspection Individual Condominium Unit Appraisal Report, for liquidation appraisals only if interior access was not provided • Fannie Mae Form 1025, Small Residential Income Property Appraisal Report, • Commercially available vacant land form, for liquidation appraisals if the improvements have no contributory value (see Topic 22 of this Chapter.) 3. Street Map • Showing location of subject and each comparable sale • Additional maps if sales are a substantial distance away from the subject. Continued on next page

#7 HUD/FHA Single Family Handbook 4000.1 Page 685

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B. Title II Insured Housing Programs Reverse Mortgages 5. Performing the Financial Assessment of the Borrower Handbook 4000.1 658 Last Revised: 11/26/2025 (b) Rental Income…

HUD/FHA Single Family Handbook 4000.1 · HUD_FHA_4000.1.pdf · Page 685 · View at official source (HUD.gov — SFH Handbook 4000.1) →

B. Title II Insured Housing Programs Reverse Mortgages 5. Performing the Financial Assessment of the Borrower Handbook 4000.1 658 Last Revised: 11/26/2025 (b) Rental Income Received from the Subject Property (i) Standard The Mortgagee may consider Rental Income from existing and prospective renters if documented in accordance with the following requirements. Rental Income from the subject Property may be considered Effective Income when the Property is a one-unit dwelling with an ADU or two- to four-unit dwelling. No income from commercial space may be included in Rental Income calculations. (ii) Required Documentation Required documentation varies depending upon the length of time the Borrower has owned the Property. Limited or No History of Rental Income Where the Borrower does not have a history of Rental Income from the subject since the previous tax filing: Two- to Four-Units The Mortgagee must verify and document the proposed Rental Income by obtaining an appraisal showing fair market rent (use Fannie Mae Form 1025/Freddie Mac Form 72, Small Residential Income Property Appraisal Report) and, if available, the prospective leases. One-Unit The Mortgagee must verify and document the proposed Rental Income by obtaining a Fannie Mae Form 1004/Freddie Mac Form 70, Uniform Residential Appraisal Report (URAR), and a Fannie Mae Form 1007/Freddie Mac Form 1000, Single Family Comparable Rent Schedule, showing fair market rent and, if available, the prospective leases. One-Unit with an Accessory Dwelling Unit The Mortgagee must verify and document the proposed Rental Income by obtaining a Fannie Mae Form 1004/Freddie Mac Form 70, Uniform Residential Appraisal Report (URAR), and a Fannie Mae Form 1007/Freddie Mac Form 1000, Single Family Comparable Rent Schedule, showing fair market rent and, if available, the prospective leases.

#8 HUD/FHA Single Family Handbook 4000.1 Page 268

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A. Title II Insured Housing Programs Forward Mortgages 4. Underwriting the Borrower Using the TOTAL Mortgage Scorecard (TOTAL) Handbook 4000.1 241 Last Revised: 11/26/2025 Rental…

HUD/FHA Single Family Handbook 4000.1 · HUD_FHA_4000.1.pdf · Page 268 · View at official source (HUD.gov — SFH Handbook 4000.1) →

A. Title II Insured Housing Programs Forward Mortgages 4. Underwriting the Borrower Using the TOTAL Mortgage Scorecard (TOTAL) Handbook 4000.1 241 Last Revised: 11/26/2025 Rental Income from the subject Property may be considered Effective Income when the Property is or will be a one-unit dwelling with an ADU, a two- to four-unit dwelling, or an acceptable one- to four-unit Investment Property. No income from commercial space may be included in Rental Income calculations. (b) Required Documentation Documentation varies depending upon the length of time the Borrower has owned the Property and must meet one of the applicable documentation requirements below: (i) Limited or No History of Rental Income Where the Borrower does not have a history of Rental Income from the subject since the previous tax filing: Two- to Four-Units The Mortgagee must verify and document the proposed Rental Income by obtaining an appraisal showing fair market rent (use Fannie Mae Form 1025/Freddie Mac Form 72, Small Residential Income Property Appraisal Report) and, if available, the prospective leases. One-Unit The Mortgagee must verify and document the proposed Rental Income by obtaining a Fannie Mae Form 1004/Freddie Mac Form 70, Uniform Residential Appraisal Report (URAR), and a Fannie Mae Form 1007/Freddie Mac Form 1000, Single Family Comparable Rent Schedule, showing fair market rent and, if available, the prospective leases. One-Unit with an Accessory Dwelling Unit The Mortgagee must verify and document the proposed Rental Income from the ADU by obtaining a Fannie Mae Form 1004/Freddie Mac Form 70, Uniform Residential Appraisal Report (URAR), and a Fannie Mae Form 1007/Freddie Mac Form 1000, Single Family Comparable Rent Schedule, showing fair market rent and, if available, the prospective leases. (ii) History of Rental Income Where the Borrower has a history of Rental Income from the subject Property since the previous tax filing, the Mortgagee must verify and

Chief Appraiser Says Reading the actual guideline text below — never a general AI guess

Here's what a desktop appraisal is: we're talking about an appraisal where the appraiser does not physically inspect the property or visit the comparable sales in person. Instead, the appraiser gathers information from other sources—like photos, floor plans, virtual inspections, or data provided by the borrower or real estate agent—and uses that to write up the appraisal report. The appraiser has to make sure whatever information they use is accurate and reliable, and they can verify details from disinterested third parties. The key catch is that the appraiser cannot use "subject to" language or make assumptions about the property's condition—they need to work with confirmed information. Fannie Mae allows these for certain eligible transactions using a special form called the Form 1004 Desktop. Straight from Fannie Mae Selling Guide and UAD 3.6 — nothing added.

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