Reference Guide
Overview
Appendix F-1, page 11
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. | |
| 10 | Unit Interior | √ | - If the unit is in a dwelling, the section displays after the applicable Dwelling Exterior section. - If the unit is in an outbuilding, the section displays after the applicable Outbuilding section. |
For properties with more than one unit, or properties with ADU(s), the section repeats for each unit or ADU. |
| 11 | Functional Obsolescence | √ | ||
| 12 | Outbuilding | When there is an outbuilding on the property | For properties with multiple outbuildings, the section repeats for each outbuilding. | |
| 13 | Vehicle Storage | √ | ||
| 14 | Subject Property Amenities | √ | ||
| 15 | Overall Quality and Condition | √ | ||
| 16 | Highest and Best Use | √ | ||
| 17 | Market | √ | ||
| 18 | Project Information | When the property is in a project (condominium, condop, cooperative) or in a PUD | ||
| 19 | Subject Listing Information | √ | ||
| 20 | Sales Contract | When there is an active sales contract | ||
| 21 | Prior Sale and Transfer History | √ | ||
| 22 | Sales Comparison Approach | When applicable Note: Although the majority of appraisals include the Sales Comparison Approach, there are cases where this section would not be included. |
||
| 23 | Rental Information | When applicable | ||
| 24 | Income Approach | When applicable | ||
| 25 | Cost Approach | When applicable | ||
| 26 | Reconciliation | √ | ||
| 27 | Revision History | When applicable | ||
| 28 | Supplemental Information | When applicable | ||
| 29 | Certifications and Scope of Work, which includes the Certifications black tab | √ |
Table Column Headings#
In this document, tables are used to define the fields in the URAR. Column headings are as follows:
- Report Field ID: A red number identifying the specific location of the field on the URAR.
- Report Label: The name of the field as shown on the URAR.
- When to Include: The conditionality for when the information is required, expressed in business terms.
- Examples: Always required, Required if there is more than one unit, If relevant, If applicable, If available
- Note: When information is required is not always the same as when it displays.
- Allowable Answers / Format
- Examples: Yes | No, Free-form, Number, Choose allowable answer(s) from a list or table
- Definition / Additional Guidance: The definition in business terms, including notes and examples, a list of allowable answers, and additional guidance.
- Note: Allowable answers with complex definitions are in a separate table.
The Summary and Reconciliation sections redisplay information from other sections and therefore have additional columns:
- When Displayed in Summary Section
- Examples: Always displays, If applicable, When there are property restrictions
- Origin of Information (Section): The section, Field Name, and Report Field ID from which the Summary or Reconciliation information populates
The grids in Sales Comparison Approach, Rental Information, and Income Approach have additional columns.
- When Row Displays
- Examples: Always, If relevant, If applicable, Required if New Construction for the subject property is Yes
- Note: When a row displays is not always the same as when subject or comparable information is required.
- When to Include for each Comparable: When the information is required for each comparable.
- Origin of Subject Property Information: The section, Field Name, and Report Field ID for subject property information that populates the grid, or an indication that the information does not populate from other sections and that the appraiser must enter information for the subject property.
- Adjustable Row: Whether or not the row is adjustable.
Document Conventions#
The following fonts and colors are used in this document:
- Section names (black tabs) and subsections (gray bars, tables, or groupings of related information) are bold.
- Report Field ID: A red number identifies the specific location of the field on the URAR.
- The number starts with the section number, as shown in URAR Section Organization. For example, fields displaying in the Subject Property section start with 3.
- Not on Report indicates that the information is included in the data but does not display.
- Specific Report Field IDs for photos and images are not indicated in the Reference Guide. Refer to the iGuide or UAD Spec for more information.
- Green rows in tables in the Reference Guide represent information that is applicable only to FHA, VA, or USDA appraisals.
- Field Names in the Reference Guide use business terminology and are in italics.
- Field Names provide additional clarity to the Report Label, and express conditionality ("When to include") in business terms.
- Field Names in the Reference Guide are similar to, but not the same as, the MISMO Data Point Name in the iGuide and UAD Spec.
Example of Field Names in the Reference Guide#
In this example, the Report Label "Detail" includes these field names, depending on Vehicle Storage Type.
- For the Driveway:
- Driveway Surface Material is Asphalt
- For the Garage:
- Vehicle Storage Attachment Type is Attached
- Vehicle Storage Area is 626 sq. ft.
Vehicle Storage - Information for each Vehicle Storage Type
| Report Field ID | Report Label | When to Include | Allowable Answers / Format | Definition / Additional Guidance |
|---|---|---|---|---|
| 13.003 | Detail | Required if Vehicle Storage Type is Carport or Garage | Choose an allowable answer from table (Vehicle Storage Attachment Type) | Vehicle Storage Attachment Type: The way in which the indicated vehicle storage is attached to the dwelling. - Attached - Built-in (including below grade garages) - Detached |
| 13.003 | Detail | Required if Vehicle Storage Type is Carport or Garage | Number of square feet | Vehicle Storage Area Note: For detached garages that include other uses (ADUs or additional areas), only report area that is specific to the vehicle storage. |
| 13.003 | Detail | Required if Vehicle Storage Type is Driveway or Shared Driveway | Choose an allowable answer from the Definition / Additional Guidance column | Driveway Surface Material: The predominant driveway surface material. - Asphalt - Brick - Concrete - Cobblestone - Dirt - Gravel - Other (Describe) |
Key Concepts#
Defining the Property#
Using the new UAD, data - not a form number - drives the property type. The property type is determined using characteristics of the property, which provides flexibility and removes the conflict between atypical properties and a form number. This chapter provides a summary of the key data points that determine property type. Reference the indicated Report Field ID for more information.
Units and ADUs#
Defining the Property (Units and ADUs)
| Report Field ID | Report Label | When to Include | Allowable Answers / Format | Definition / Additional Guidance |
|---|---|---|---|---|
| 3.005 | Units Excluding ADUs | Always required | Number | Number of separate living units on the subject property, not counting any ADUs. ADUs are entered in a separate field (3.006) but are considered in the overall unit count. Examples: - A single-family property (with or without an ADU) is reported as 1 unit in this field. - A three-unit property (with or without an ADU) is reported as 3 units in this field. |
| 3.006 | Accessory Dwelling Units | Always required | Number | Number of ADUs on Subject Property Notes: - Enter zero (0) if there are no ADUs on the property. - ADUs may be in the dwelling, attached to the dwelling, or associated with a separate building (outbuilding). |
| 10.011 | ADU | Always required | Yes | No | Unit is an ADU: Indicates whether the unit is considered an accessory dwelling unit. Notes: - If Number of ADUs on Subject Property 3.006 is zero, this question does not display. - If Number of ADUs on Subject Property is 1 or more, this question displays in each instance of Unit Interior to identify which unit is the ADU. |
PUD, Project, and Site Owned in Common#
Defining the Property (PUD, Project, and Site Owned in Common)
| Report Field ID | Report Label | When to Include | Allowable Answers / Format | Definition / Additional Guidance |
|---|---|---|---|---|
| 3.010 | Planned Unit Development (PUD) | Always required | Yes | No | Property in a PUD Indicates whether the property is in a PUD. A PUD is a subdivision that consists of common property and improvements that are owned and maintained by a homeowners association (HOA) for the benefit and use of the individual PUD unit owners. A unit owner in the PUD has title to a residential property (parcel and dwelling) and an interest in the HOA that owns or manages the common areas and facilities of the PUD. |
| 3.011 3.012 3.013 |
Condominium Cooperative Condop |
Always required | Yes | No | Property in a Project - Yes (the property is in a condominium, cooperative, or condop) - No (the property is not in a condominium, cooperative, or condop) |
| 3.011 3.012 3.013 |
Condominium Cooperative Condop |
Required if Property in a Project is Yes | Condominium, Cooperative, or Condop | Project Legal Structure |
| 3.015 | Subject Site Owned in Common | Always required | Yes | No | Site Owned in Common: Indicates whether land associated with the property is owned by an association, such as a condominium project, cooperative, or condop. - Yes (the land supporting the dwelling is commonly owned through an association such as a condo, co-op or condop). - No (the homeowner owns or leases the land sole and separate from another entity). |
Attachment Type, Structure Design, and Construction Method#
Defining the Property: Attachment Type, Structure Design, and Construction Method
| Report Field ID | Report Label | When to Include | Allowable Answers / Format | Definition / Additional Guidance |
|---|---|---|---|---|
| 3.004 | Attachment Type | Always required | Attached or Detached | Whether the residential dwelling has a common wall or other direct physical connection with another dwelling or structure that has a different legal description. |
| 8.002 | Structure Design | Required if Attachment Type is Attached | Choose an allowable answer from 8.002 | The type of structural design when properties are connected (e.g. high-rise, townhouse, semi-detached). |
| 8.011 | Construction Method | Required if Structure Design is not High-rise, Mid-rise, or Low-rise | Choose one or more allowable answers from 8.011 | Examples include manufactured and site-built. |
Types of Structures#
A structure is defined as a building with a foundation, walls, and a roof, designed to protect from the weather, which can be a dwelling or an outbuilding.
The selection of Structure Type drives the display of the Dwelling Exterior and Outbuilding sections.
- If Structure Type is Dwelling, Dwelling Exterior displays.
- If Structure Type is Outbuilding, Outbuilding displays.
Note: Do not include amenities such as gazebos, outdoor kitchens, or other site improvements that are not outbuildings as "structures". These are reported in the Subject Property Amenities section.
Structure Type
| Report Field ID | Report Label | When to Include | Allowable Answers / Format | Definition / Additional Guidance |
|---|---|---|---|---|
| Not on Report | Dwelling Exterior or Outbuilding (black tab) | Always required for each building on the property | Choose an allowable answer from table (Structure Type) | - Dwelling - Outbuilding |
Structure Type
| Allowable Answer | Definition / Additional Guidance |
|---|---|
| Dwelling | Any building containing living unit(s) designed to be used as residence(s). A portion of the dwelling may also contain ADU(s). |
| Outbuilding | A building other than the dwelling (e.g., barn, shed, bunkhouse, or standalone ADU). A portion of the outbuilding may contain ADUs or other finished space. An ADU not attached to the residence is considered to be an outbuilding. |
Units and ADUs#
All living units and ADUs are considered a "unit":
- A living unit or ADU in a dwelling, or
- An ADU within or attached to an outbuilding, or
- A standalone ADU that is the outbuilding
Reference the Unit Interior section for information about each unit.
Impact (Adverse, Beneficial, or Neutral)#
Impact is reported as discrete data in the sections listed below.
Impact
| Allowable Answer | Definition / Additional Guidance |
|---|---|
| Adverse | The market reaction has a negative impact on the property's value or marketability. |
| Beneficial | The market reaction has a positive impact on the property's value or marketability. |
| Neutral | No measurable market impact on the property's value or marketability. Note: Neutral does not mean equal to other properties. For example, if the subject and all comparables have the same view, that does not necessarily mean that Impact is Neutral. |
- Site
- Zoning (4.012)
- Site Influence (4.028)
- View and Impact to Value/Marketability (4.041)
- Site Features and Impact to Value/Marketability (4.045, 4.048, 4.052, 4.056, 4.060, 4.064)
- Private Utility Impact in Utilities and Impact to Value/Marketability (4.073, 4.079, 4.085, 4.091, 4.097)
- Energy Efficient and Green Features
- Energy Efficient and Green Features Impact to Value/Marketability (6.014)
- Project Information
- Project Factors and Impact to Value/Marketability (18.074 - 18.083)
Defects, Damages, Deficiencies#
The appraiser must report any significant items and associate any defect, damage, or deficiency with the most appropriate section of the URAR. These defects, damages, and deficiencies are items that:
- Rise to the level of recommending repair, replacement, or inspection by an individual with expertise in the industry, or
- Negatively affect the integrity / composition of the site itself, or
- Negatively affect the soundness or structural integrity of the improvements to the site, or
- Measurably impact the marketability or value of the property, or
- Require completion
Any other items that do not require repair, replacement, or inspection may also be reported using the Recommended Action of None.
Defects, Damages, and Deficiencies are captured as discrete data in the following sections:
- Site (4.100-4.104)
- Dwelling Exterior (8.056-8.060)
- Unit Interior (10.056-10.060)
- Outbuilding (12.020-12.024)
- Vehicle Storage (13.005-13.009)
- Subject Property Amenities (14.006-14.010)
All Defects, Damages, and Deficiencies are displayed in Reconciliation (26.021-26.069), and those requiring action are displayed in Summary (1.033-1.080).
Commentary and Free-form Comments#
Section commentary must be entered in the most appropriate section:
- Assignment Information and Scope of Work Commentary (2.061)
- Subject Property Commentary (3.032)
- Site Commentary (4.116)
- Disaster Mitigation Commentary (5.001)
- Energy Efficient and Green Features Commentary (6.016)
- Sketch Commentary (7.003)
- Dwelling Exterior Commentary (8.061)
- Manufactured Home Commentary (9.026)
- Unit Interior Commentary (10.061)
- Functional Obsolescence Commentary (11.001)
- Outbuilding Commentary (12.025)
- Vehicle Storage Commentary (13.010)
- Subject Property Amenities Commentary (14.011)
- Reconciliation of Overall Quality and Condition (15.010)
- Highest and Best Use Commentary (16.005)
- Market Commentary (17.023)
- Project Information Commentary (18.095)
- Analysis of Subject Property Listing History (19.011)
- Sales Contract Analysis (20.011)
- Analysis of Prior Sale and Transfer History of Subject Property (21.006)
- Analysis of Prior Sale and Transfer History of Comparable Sales (21.012)
- Reconciliation of Sales Comparison Approach (22.16.01)
- Rental Analysis Commentary (23.04.01)
- Income Approach Commentary (24.025)
- Cost Approach Commentary (25.057)
- Reconciliation of Market Value (26.019)
In addition, there are tables and subsections that include space for comments or descriptions. Concise comments should be entered instead of typing in "see below".
Photos and Images#
All photos and images display in the appropriate section of the URAR, and with the exception of the following, display in the Exhibits subsection.
- A large photo displays at the top of these sections:
- Summary
- Dwelling Exterior
- Outbuilding
- Legal Description image, if applicable, displays in the Legal Description subsection of Subject Property (3.031)
- A thumbnail of the subject property and each comparable (Property Photo) displays:
- At the top of the sales grid in Sales Comparison Approach (22.01)
- In the Comparable Rental Properties subsection of Rental Information (23.02)
- At the top of the GRM comp grid in Income Approach (24.000)
Identifying and Describing Photos and Images#
The appraiser must identify each photo or image from the list in the table below.
- For most photos or images, there is a predefined caption or gray bar that automatically displays.
- Depending on the photo or image,
- An additional caption may be provided to further identify the photo or image, or
- There is no additional caption. Example: Sales Comparison Map is a gray bar and does not require an additional caption.
- The table below indicates when photos are required per the URAR Reference Guide.
- Examples: ▪ A large photo ("Property Photo") must be displayed at the top of the Summary section. ▪ Photos are required for all physical defects, damages, and deficiencies.
- Reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance as to when a photo or image is required.
Notes:
- The same photo can be identified and displayed in more than one section.
- Images must be sized properly to display the content and maintain the aspect ratio.
- Reference the iGuide and UAD Spec for details about how photos are handled in the UAD dataset.
- Specific Report Field IDs for photos and images are not indicated in the Reference Guide. Refer to the iGuide or UAD Spec for more information.
| Section # | Section Name (Black Tab) |
Photo or Image (Predefined Caption or Gray Bar) |
Is there an Additional Caption (Free-form Text)? |
Is the Photo or Image Required? | Additional Guidance |
|---|---|---|---|---|---|
| 1 | Summary | Yes | Large photo at the top of the section (identified as Property Photo) | ||
| 2 | Assignment Information | Assignment Information Exhibits | May be provided to further identify the photo or image | ||
| 3 | Subject Property | Legal Description | May be provided to further identify the image | If Legal Description 3.031 is not provided | See 3.031 |
| Subject Property Exhibits | May be provided to further identify the photo or image | Photos or images related to the Subject Property section that are not specified above. | |||
| 4 | Site | Non-Residential Use | Include the type of non-residential use, location, and any other descriptive information as appropriate | If Non-Residential Uses on Property 4.017 is Yes | See 4.017 |
| Property Access (Street Scene) | May be provided to further identify the photo or image | Yes | See 4.020 | ||
| 4 | Site (Continued) |
Site Influence | Include the site influence type and any other descriptive information as appropriate | See 4.025 | |
| Permanent Waterfront Feature | Include the waterfront feature type(s) and any other descriptive information as appropriate | See 4.032 | |||
| Water Frontage | Include the water frontage type(s) and any other descriptive information as appropriate | If there is water frontage with private access. | See 4.034 | ||
| View | Include the view type and any other descriptive information as appropriate | Photos are required of all views that impact value or marketability. | See 4.039 | ||
| Encroachment | Include the encroachment type and any other descriptive information as appropriate | See 4.059 | |||
| Site Characteristic | Include the site characteristic type and any other descriptive information as appropriate | See 4.063 | |||
| Map of Land Comparables | May be provided to further identify the image | ||||
| Apparent Defects, Damages, Deficiencies - Feature Example: Downed Tree |
May be provided to further identify the photo or image | Required if a physical defect, damage, or deficiency | The photo must be associated with the specific Defect, Damage, or Deficiency. See 4.100. | ||
| Property Boundaries | May be provided to further identify the photo or image | May include a Plat Map. | |||
| Site Exhibits | May be provided to further identify the photo or image | Photos or images related to the Site section that are not specified above. May include an image of the Maintenance Agreement 4.022. | |||
| 5 | Disaster Mitigation | Disaster Mitigation Exhibits | May be provided to further identify the photo or image | ||
| 6 | Energy Efficient and Green Features | Energy Efficient and Green Features Exhibits | May be provided to further identify the photo or image | ||
| 7 | Sketch | Sketch | An additional caption may be provided. | If a Sketch or Floor Plan is not provided, an explanation is required in Sketch Commentary 7.003. | |
| Floor Plan | An additional caption may be provided. | If a Sketch or Floor Plan is not provided, an explanation is required in Sketch Commentary 7.003. | |||
| 8 | Dwelling Exterior | At least one photo of the front of each dwelling is required. | Large photo at the top of the section (identified as Dwelling Front) | ||
| 8 | Dwelling Exterior (Continued) |
Dwelling Front | May be provided to further identify the photo or image in Dwelling Exterior Exhibits | At least one photo of the front of each dwelling is required. | A Dwelling Front photo displays at the top of the section with no caption; any additional photos of Dwelling Front display in Dwelling Exterior Exhibits. |
| Dwelling Rear | May be provided to further identify the photo or image | ||||
| Noncontinuous Area | Include the room type, location, and any other descriptive information as appropriate. | See 8.048 | |||
| Apparent Defects, Damages, Deficiencies - Feature Example: Roof |
May be provided to further identify the photo or image | Required if a physical defect, damage, or deficiency | The photo must be associated with the specific Defect, Damage, or Deficiency. See 8.056. | ||
| Dwelling Exterior Exhibits | May be provided to further identify the photo or image | Photos or images related to the Dwelling Exterior section that are not specified above. | |||
| 9 | Manufactured Home | HUD Data Plate | May be provided to further identify the photo or image | If available, a photo of the HUD Data Plate or verification source must be provided | See 9.010 |
| HUD Certification Label | May be provided to further identify the photo or image | A photo of all HUD Certification Label(s) (or the verification source if the HUD Certification Label(s) are not present) must be provided | See 9.017 | ||
| Manufactured Home Certification | May be provided to further identify the photo or image | If certification(s) exist for the manufactured home, a photo of each certification label must be provided | See 9.018 | ||
| Manufactured Home Exhibits | May be provided to further identify the photo or image | Photos or images related to the Manufactured Home section that are not specified above. | |||
| 10 | Unit Interior | Level - Room Type Example: Level 2 - Bedroom |
Include the location, and any other descriptive information as appropriate | At least one photo of each kitchen and bathroom in the unit is required | When the room is in a living unit or ADU, the photo must be associated with the specific room. The level the room is on displays automatically. See 10.033. |
| Interior Feature Example: Flooring |
May be provided to further identify the photo or image | The photo must be associated with the specific interior feature (e.g., flooring, walls and ceiling). See 10.044. | |||
| Apparent Defects, Damages, Deficiencies - Interior Feature Example: Walls and Ceiling |
May be provided to further identify the photo or image | Required if a physical defect, damage, or deficiency | The photo must be associated with the specific Defect, Damage, or Deficiency. See 10.056. | ||
| Unit Interior Exhibits | May be provided to further identify the photo or image | Photos or images related to the Unit Interior section that are not specified above. | |||
| 11 | Functional Obsolescence | Functional Obsolescence Exhibits | May be provided to further identify the photo or image | ||
| 12 | Outbuilding | Yes | Large photo at the top of the section (identified as Outbuilding Exhibit) | ||
| Apparent Defects, Damages, Deficiencies - Feature | May be provided to further identify the photo or image | Required if a physical defect, damage, or deficiency | The photo must be associated with the specific Defect, Damage, or Deficiency. See 12.020. | ||
| Outbuilding Exhibits | Include the room type, location, and any other descriptive information as appropriate. | Photos of room(s) in the outbuilding may be provided | Photos of room(s) that are in the Outbuilding Area table (not in the ADU portion of the outbuilding) are identified as Outbuilding Exhibits. See 12.012 |
||
| Outbuilding Exhibits | May be provided to further identify the photo or image | All photos of the outbuilding (other than defects) are identified as Outbuilding Exhibits. | |||
| 13 | Vehicle Storage | Vehicle Storage Type Example: Garage |
May be provided to further identify the photo or image | The photo must be associated with the specific Vehicle Storage Type. See 13.001. | |
| Apparent Defects, Damages, Deficiencies - Feature | May be provided to further identify the photo or image | Required if a physical defect, damage, or deficiency | The photo must be associated with the specific Defect, Damage, or Deficiency. See 13.005. | ||
| Vehicle Storage Exhibits | May be provided to further identify the photo or image | Photos or images related to the Vehicle Storage section that are not specified above. | |||
| 14 | Subject Property Amenities | Amenity Type Example: Deck |
May be provided to further identify the photo or image | The photo must be associated with the specific Amenity Type. See 14.002. | |
| Apparent Defects, Damages, Deficiencies - Feature | May be provided to further identify the photo or image | Required if a physical defect, damage, or deficiency | The photo must be associated with the specific Defect, Damage, or Deficiency. See 14.006. | ||
| Subject Property Amenities Exhibits | May be provided to further identify the photo or image | Photos or images related to the Subject Property Amenities section that are not specified above. | |||
| 15 | Overall Quality and Condition | This section does not have any images associated with it. | |||
| 16 | Highest and Best Use | Highest and Best Use Exhibits | May be provided to further identify the photo or image | ||
| 17 | Market | Absorption Rate | May be provided to further identify the image | Graph. See 17.017 | |
| Median Days on Market | May be provided to further identify the image | Graph. See 17.017 | |||
| Percent of Distressed Sales | May be provided to further identify the image | Graph. See 17.017 | |||
| Price Trend | May be provided to further identify the image | Graph. See 17.017 | |||
| Year Built of Sales | May be provided to further identify the image | Graph. See 17.017 | |||
| 17 | Market (Continued) |
Market Exhibits | May be provided to further identify the photo or image | Photos or images related to the Market section that are not specified above, including: - Market Area Boundary 17.003 - Search Criteria 17.004 - Other graphs 17.017 |
|
| 18 | Project Information | Common Amenity or Service | Include the amenity type, location, and any other descriptive information as appropriate | See 18.012 | |
| Observed Deficiency | Include the specific deficiency, location, and any other descriptive information as appropriate | Required if a physical deficiency | See 18.014 | ||
| Project Information Exhibits | May be provided to further identify the photo or image | Photos or images related to the Project Information section that are not specified above. | |||
| 19 | Subject Listing Information | Subject Listing Information Exhibits | May be provided to further identify the photo or image | ||
| 20 | Sales Contract | Sales Contract Exhibits | May be provided to further identify the photo or image | ||
| 21 | Prior Sale and Transfer History | Prior Sale and Transfer History Exhibits | May be provided to further identify the photo or image | ||
| 22 | Sales Comparison Approach | Property Photo (Subject and Comparables) | If additional photos of comps are provided, a caption should be provided to further describe the photo | If Sales Comparison Approach is in the URAR | Thumbnails display at the top of the sales grid. Full-size picture(s) of comps display in Sales Comparison Approach Exhibits. |
| Sales Comparison Map | If Sales Comparison Approach is in the URAR | ||||
| Sales Comparison Approach Exhibits | May be provided to further identify the photo or image | Photos or images related to the Sales Comparison Approach section that are not specified above. | |||
| 23 | Rental Information | Property Photo (Subject and Comparables) | If additional photos of comps are provided, a caption should be provided to further describe the photo | If provided, thumbnails display in Comparable Rental Properties, and full-size picture(s) of rental comps display in Rental Information Exhibits. | |
| Map of Rental Comparables | An additional caption may be provided | If Rental Information is in the URAR | Can display here, or as one map in the Sales Comparison Approach section. | ||
| Rental Information Exhibits | May be provided to further identify the photo or image | Photos or images related to the Rental Information section that are not specified above. | |||
| 24 | Income Approach | Property Photo (Subject and Comparables) | If additional photos of comps are provided, a caption should be provided to further describe the photo | If Income Approach is in the URAR | Thumbnails display at the top of the GRM comp grid. Full-size picture(s) of comps display in Income Approach Exhibits. |
| 24 | Income Approach (Continued) |
Map of GRM Comparables | An additional caption may be provided | If Income Approach is in the URAR | A map showing the subject property and the Gross Rent Multiplier (GRM) Comparables can display here, or as one map in the Sales Comparison Approach section. |
| Income Approach Exhibits | May be provided to further identify the photo or image | Photos or images related to the Income Approach section that are not specified above. | |||
| 25 | Cost Approach | Map of Land Comparables | May be provided to further identify the image | ||
| Cost Approach Exhibits | May be provided to further identify the photo or image | Photos or images related to the Cost Approach section that are not specified above, including an image of the worksheet showing support of Cost Approach calculations 25.052. | |||
| 26 | Reconciliation | Reconciliation Exhibits | May be provided to further identify the photo or image | ||
| 27 | Revision History | This section does not have any images associated with it. | |||
| 28 | Supplemental Information | Supplemental Information Exhibits | May be provided to further identify the photo or image | Photos and images must only be displayed in Supplemental Information when they are not relevant to any other section. | |
| 29 | Certifications and Scope of Work, which includes the Certifications black tab | This section does not have any images associated with it. |
Additional Guidance: Maps#
The appraiser must check to be sure the vendor software has correctly placed all addresses on any maps. For situations where the software does not correctly auto-populate, and if vendor software allows, the appraiser must "move the pin" to the location of the dwelling on the property.
Examples:
- For larger parcels or new construction, move to the location of the dwelling
- For land comparables, where geocoding may not be aware of the address
Best Practices#
When there are multiple allowable answers, select the answer that is most applicable. Don't select Other (Describe) and type in abbreviations or words with similar meaning to the allowable answer.
The URAR includes many options that allow for the appropriate scope of work. Not all options are required.
Example: The cost approach is optional in the data, and not all clients require it for all property types.