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UAD 3.6 mandate · November 2, 2026

The UAD 3.6 form filler that tells you what will get kicked back — before you submit.

A native UAD 3.6 URAR workspace: coaching on every required field, keyboard-first comp entry that matches the shortcuts your hands already know, and a revision-risk readiness check that flags reviewer conditions before you deliver. Built by a 25-year residential appraiser. Aria proposes, you commit — everything that goes out is yours.

See the workspaceView pricing

Solo $49/mo · Firm $199/mo · Per-report $9

UAD 3.6

Native sub-block authoring, rebuilt from the spec — not a 1004 grid with new column headers.

126 / 126

Required UAD 3.6 fields mapped and checked before you submit.

597

H-1 delivery rules checked automatically on every report.

11,000+

Automated tests on every commit. We ship an instrument, not a demo.

Why we built this
The software should fight for you, not against you.
Bill Furney · founder · 25-year residential appraiser
Tired of copy-pasting the same address across seven tools.

One order. One workspace. Orders, schedule, sketch, map, comps, URAR — all pointed at the same property.

What launches together

Coverage, safe AI, data portability, and field work in one place.

Built for solo appraisers, firm owners, reviewers, supervisors, and trainees without forcing the same workflow on everyone.

Form coverage

Every residential form in one registry

UAD 3.6 URAR plus legacy and non-GSE work: GPAR, condo, exterior-only, income, manufactured, and review forms.

  • GSE, portfolio, private, and review work
  • One canonical form registry and readiness system
  • Switch form types without rebuilding your office workflow
Deep dive into every residential form in one registry
Order
Intake
Field
Inspect
Comps
Adjust
URAR
Report
Ship
Export
Order 8412 · 33 Davis Cir 3 of 5 done
RoomPlan · ANSI Z765

Native field scanner and sketch

In the iOS field app: scan with iPhone or iPad LiDAR, approve room labels, attach photos, and sync the ANSI sketch into your report.

  • RoomPlan scan to ANSI Z765 sketch (iOS field app)
  • Room count, labels, GLA, and photos stay tied together
  • Apple Pencil refinement on iPad (iOS field app)
Deep dive into native field scanner and sketch
Kit14×11
DR12×11
LR18×14
BR113×12
BR211×10
Bath8×7
Gross Living Area1,918 ft²
Gross Living Area · ANSI Z765
URAR · UAD 3.6

Comp grid

Subject plus three comp slots. HPI-adjusted values. Click to include or exclude. Every number traces back to a source you can open.

  • Subject + 3 comps, always visible
  • FHFA HPI + market trend adjustments
  • Click any value to see where it came from
Deep dive into comp grid
CompDistSaleAdj
27 Stoneridge0.2 mi$408k+$2k
9 Harbor View0.4 mi$415k—
112 Warwick Nk0.6 mi$419k−$4k
HPI-adjusted+1.8% / yr (sample HPI)
MISMO 3.6 XML

One-click export

UAD 3.6 XML plus URAR PDF plus the photo pack, bundled for the lender portal. No vendor lock-in, no per-export surcharge.

  • UAD 3.6 MISMO XML generator
  • URAR PDF + photo pack in the same zip
  • Your data stays yours — export any time
Deep dive into one-click export
export.zip · ready
<VALUATION_RESPONSE>
  <PROPERTY>
    <Address>33 Davis Cir</Address>
    <City>Warwick</City>
    <State>RI</State>
    <GLA>1918</GLA>
  </PROPERTY>
  <APPRAISAL>
    <OpinionOfValue>415000</OpinionOfValue>
    <EffectiveDate>2026-07-18</EffectiveDate>
  </APPRAISAL>
</VALUATION_RESPONSE>
MISMO XML
URAR PDF
Photo pk
UAD 3.6 · URAR redesign · Field guidance

Most appraisers say they aren't ready for UAD 3.6.
You will be.

Broad Production opened January 26, 2026. Every loan sold to Fannie or Freddie after November 2, 2026 has to use the new URAR — thousands of fields, strict MISMO 3.6 enums, conditional requirements that cascade. AppraisalOS surfaces field guidance and source-cited suggestions; the appraiser of record reviews and owns every value before the report leaves the workspace.

Jan 26
Broad production, 2026
Nov 2
Mandatory, 2026
May 3
UAD 2.6 retired, 2027
1
Dynamic URAR replaces 6 forms
URAR · §1 SubjectUAD 3.6
MISMO · PropertyType
DetachedAttachedCondominiumCooperativeManufactured
Aria suggests · Detached, based on the engagement letter and assessor record. MISMO enum SingleFamilyDetached — confirm before it is written. The appraiser of record owns this value.
Cite · Engagement · p. 1Cite · Warwick Assessor · card 2019
Conditionally required · 4 sub-fields unlocked
  • Attachment TypeDetached
  • Design · StyleRanch
  • Year Built · Eff.1962 · 1998
  • Stories1.0
UAD 3.6 schemaExample readiness-check output · 0 required items · 0 warningsMISMO 3.6 schema
Every field explained inline

Hover any UAD 3.6 field and Aria shows the definition, which section it belongs to, and whether it's required. No 600-page spec to dig through.

Enums proposed from the record

Property type, condition (C1–C6), quality (Q1–Q6), view, location — Aria suggests a value from the contract, assessor card, and MLS sheet, with citations. The appraiser confirms before anything is written.

Conditional rules handled

When one field unlocks five more, we flag it the moment it happens. No surprise missing sub-fields at export, and no last-minute scramble before a delivery deadline.

Local check before XML download

Candidate XML is checked against the pinned MISMO 3.6 XSD and supported local rules. Results link to the exact field; portal and GSE acceptance remain external.

Built for appraisers still getting readyYou'll ship clean
Deep dive into the UAD 3.6 coach
The differentiator

Know your revision risk
before the AMC does.

Before you deliver, AppraisalOS scores your report for common reviewer-condition patterns and drafts a USPAP-safe response for each one. You review every word. You decide what goes out. It never changes a value for you — and no other form filler does this.

See it on a real report
Meet Aria

Suggestions appraisers can actually trust.

A suggestion layer, not an autopilot — it reads the report context, proposes the next move, shows the source, and leaves the decision with the appraiser.

Deep dive into Aria
Contract read GLA measured Comp retrieved Narrative drafted Citation grounded
Suggests, then waits

Aria reads the order, contract, documents, and workfile context, but every field stays pending until the appraiser applies it.

Example · Engagement letter · source doc
Cites every recommendation

Condition, quality, room labels, and narrative suggestions carry the source, confidence, and reasoning chain inline.

Example · ANSI Z765-2021 · finished above grade
Blocks unresolved AI

Delivery stays gated until AI suggestions are approved, rejected, or replaced. No hidden autofill and no unexplained report changes.

Example · Comp source · market data
Suggested · cited · appraiser-approved
One login. Every source.

The connectors that
replace your ten browser tabs.

Appraisers don't have a research problem, they have a tab problem. We wired the sources directly into the workspace so facts show up where you need them — every one source-tagged so reviewers can click through.

6 live·17 coming soon·Live sources cited
appraisal-OS
The workspace
ATTOMSoon
Tax · sale history
MLS · TrestleSoon
One login · ~600 MLSs
Google Maps
Geocode + Places
Street ViewSoon
Quick-verify the subject
FHFA HPI
Time-adjust by MSA
HUD FMRSoon
1007 rent ranges
FEMA Flood
National Flood layer
First StreetSoon
Fire · wind · heat · flood
CubiCasa
Phone-scan floor plans
Mercury Net.Soon
Order intake + delivery
+ every other source we've wired in
RegridsoonTrueTractssoonReggorasoonAppraisal FirewallsoonNearmap · EagleViewsoonUSGS ElevationsoonBLS CPIsoonAVM CascadesoonDwellingCostsoonCensus tractEPA EnvirofactssoonMISMO XML exportWorkfile cloudsoon
Missing one? Tell us which portal you're tired of logging into and we'll prioritize it.Deep dive into Connectors
Pricing

Honest pricing.
Made by an appraiser.

No per-feature gates. No premium Aria tier. Everything is in every plan. Pick the one that matches your volume.

Solo

Solo appraiser

$49/ month

For the independent appraiser running their own shop.

  • Unlimited URARs
  • UAD 3.6 native delivery
  • Aria — cited suggestions
  • Comp grid + auto-GLA
  • Workfile recorder
  • Email support
Start solo
Firm · built for teams

Firm

$199/ month · up to 5 appraisers

For multi-appraiser firms with supervisor sign-flow and per-appraiser comp vaults.

  • Everything in Solo
  • Supervisor sign-flow
  • Per-appraiser comp vault
  • AMC portal delivery (coming soon)
  • Revision-risk readiness check
  • Priority phone support — a real appraiser answers
Start your firm
Per-report

Per report

$9/ report

No commitment. Pay only for what you deliver. Locked at public launch.

  • All Solo features
  • Pay only when you deliver
  • No monthly minimum
  • Aria included
  • Workfile export
  • Community support
Coming soon
Founder story

Built by an appraiser who got tired
of bad software.

Bill Furney, founder of AppraisalOS

Bill Furney · 25 years residential

"I've used every form filler on the market. Every one of them was built by people who'd never appraised a single home. AppraisalOS is the one I wish I'd had in 2001 — fast keyboard, real UAD 3.6 native, and a readiness check that catches the revision before the AMC does. If you don't love it, call me directly. I answer."

Bill Furney · Founder · Warwick, RI · 25 years residential appraisal experience

AppraisalOS is independent software. Your data is yours — we don't sell it, and we don't train anyone else's model on it.

FAQ

The questions every appraiser asks.

Native. We rebuilt the URAR around UAD 3.6 sub-block authoring, with source attribution on every field and the 597-rule H-1 delivery check running on every report.

Yes. F2 push, = copy prior, == clear, and Tab in printed-1004 order are treated as a contract, not a preference — the comp-grid shortcuts your hands already know.

Before you deliver, AppraisalOS scores your report for common reviewer-condition patterns and drafts a USPAP-safe response for each one. You review every word and decide what goes out. It never changes a value for you — it's advisory.

Aria drafts from public records, flags condition and quality inconsistencies, suggests comps, and warns you about delivery issues before they bite. Every recommendation is cited, and nothing is final until you accept it.

AMC reputation tracking and direct order push/pull are on the roadmap — we won't claim a live integration we don't have.

For the supported closed-beta scenarios, AppraisalOS runs local XSD and H-1 checks on the candidate package. Official portal, Compliance Rules API, and GSE/vendor acceptance remain external steps.

Firm plan: call Bill. Solo plan: email gets a response in hours, not days. AppraisalOS is an instrument, not a SaaS tower.

November 2, 2026 is closer than it looks.

Set up your first URAR and see how UAD 3.6 coaching works. About 10 minutes.

Start freeSee how it works
1workspacefor the whole appraisal
7tools in oneorders · schedule · sketch · map · comps · URAR · export
1workflowintake to MISMO 3.6 XML, in one app
LiveANSI Z765 sketchsubject GLA computed inline · comp-side coming