How UAD 3.6 & 6 Key Data Points Reshape URAR Reporting

Daniel Yoder just published a new article on our website, delving into how UAD 3.6 data points are reshaping URAR reporting for atypical properties!

I'm Daniel Yoder, residential appraiser. Continuing our UAD 3.6 and redesigned Uniform Residential Appraisal Report (URAR) exploration, after covering how the industry is saying goodbye to form numbers like the 1004 and the 6 key data points driving the new URAR, today we focus on how these crucial data points define atypical properties—unique assignments ill-suited to old form structures. We'll use guidance from the GSEs' "Functioning without Form Numbers: Mapping Legacy Forms to Redesigned URAR Property Type Characteristics" document.

The Foundation: Six Key Property Type Characteristics

The redesigned URAR uses property data, not form selection, for reports. The "Functioning without Form Numbers" document lists six pivotal UAD data points (Property Type Characteristics) from UAD v3.6:

1. Property Valuation Method: (e.g., Traditional, Hybrid, Desktop, Exterior Only) - UID: 1000.0158, FID: 1.010
2. Construction Method: (e.g., Site Built, Manufactured, Modular, On-Frame Modular, Container, 3D Technology) - UID: 0300.0034, FID: 1.012
3. Subject Site Owned in Common: (Yes/No) - UID: 0100.0047, FID: 1.020
4. Project Legal Structure: (e.g., Condominium, Cooperative, PUD) - UID: 2500.0168, FID: 1.016, 1.017, 1.018
5. Units Excluding ADUs: (Count of living units, excluding Accessory Dwelling Units) - UID: 0100.0022, FID: 1.021
6. Accessory Dwelling Units: (Total count of ADUs) - UID: 0100.0019, FID: 1.022

These combined data points define URAR structure and content, enabling a dynamic, flexible approach. For common properties, see the GSEs' mapping table for typical properties.

Mapping Atypical Properties: A Data-Driven Solution

This data-driven system excels with properties challenging old standardized reporting. The "Functioning without Form Numbers" document (page 10) includes "Atypical Properties Mapping with Property Characteristics," showing how these six FIDs manage such cases. Examples:

1. Site Condominium (Detached Condo)

Previously confusing, site condominiums are now clearly defined under UAD 3.6 by:

• Property Valuation Method: Traditional
• Construction Method: Site Built
• Subject Site Owned in Common: No
• Project Legal Structure: Condominium
• Units Excluding ADUs: 1
• Accessory Dwelling Units: 0 or 1 Key: Project Legal Structure = Condominium with Subject Site Owned in Common = No, distinguishing it from attached condos.

2. Manufactured Home with more than 1 unit

Difficult with old forms, this is now defined by:

• Property Valuation Method: Traditional
• Construction Method: Manufactured
• Units Excluding ADUs: 2, 3, or 4
• Accessory Dwelling Units: 0 or 1 (Other fields like Subject Site Owned in Common and Project Legal Structure vary and are not primary for this specific atypicality). Defining characteristics: Construction Method = Manufactured and Units Excluding ADUs > 1.

3. Manufactured Home Condominium

A manufactured home in a condo project is identified by:

• Property Valuation Method: Traditional
• Construction Method: Manufactured
• Project Legal Structure: Condominium
• Units Excluding ADUs: 1
• Accessory Dwelling Units: 0 or 1 Key: Construction Method = Manufactured and Project Legal Structure = Condominium.

4. Manufactured Home Cooperative

Likewise, a manufactured home in a co-op project:

• Property Valuation Method: Traditional
• Construction Method: Manufactured
• Project Legal Structure: Cooperative
• Units Excluding ADUs: 1
• Accessory Dwelling Units: 0 or 1 Key: Construction Method = Manufactured and Project Legal Structure = Cooperative.

5. Cooperative (Hybrid Valuation Method)

For a hybrid valuation of a cooperative unit:

• Property Valuation Method: Hybrid
• Construction Method: Site Built (or other)
• Project Legal Structure: Cooperative
• Units Excluding ADUs: 1
• Accessory Dwelling Units: 0 or 1 Property Valuation Method = Hybrid and Project Legal Structure = Cooperative define this.

6. Cooperative (Desktop Valuation Method)

For a desktop valuation of a cooperative unit:

• Property Valuation Method: Desktop
• Construction Method: Site Built (or other)
• Project Legal Structure: Cooperative
• Units Excluding ADUs: 1
• Accessory Dwelling Units: 0 or 1 Property Valuation Method = Desktop with Project Legal Structure = Cooperative specifies this.

The GSE document (page 9) also notes other atypical properties (e.g., properties with >1 ADU, Hybrid/Desktop valuations independent of property type, Condops), showing the new URAR's adaptability. The mapping table exemplifies FID use.

The Appraiser's Focus: Accurate Data Collection

This change highlights the vital need for precise data collection. Accurately capturing these six key points defines the report's nature, not just fills fields. Structured data input tools like Valuemate are key, aiding correct FID recording, especially for complex or atypical properties.

By understanding how these data combinations define unusual properties, appraisers can better navigate the UAD 3.6 and redesigned URAR transition. The GSEs aim for a consistent, transparent, flexible reporting system, with this data-driven property definition as a cornerstone. The URAR now adapts to the property.

Discover the full breakdown of how these six crucial FIDs define unique assignments and enhance your appraisal precision. Read the complete article here: https://www.valuemate.ai/blog/defining-atypical-properties-how-uad-36--6-key-data-points-reshape-urar-reporting