Mastering UPD Data Collection: Key Guidance for Appraisers

Hey fellow appraisers, John Anderson here. We're all navigating the significant shifts happening in our industry, particularly with the rollout of the Uniform Appraisal Dataset (UAD) 3.6 and the Uniform Property Dataset (UPD) by Fannie Mae and Freddie Mac (the GSEs). While UAD 3.6 revamps the traditional URAR, the UPD introduces a standardized way to collect property data, crucial for the increasing number of desktop and hybrid assignments.

Accurate data collection is the foundation of UPD. Getting the details right ensures smoother processes downstream and compliance with the new standards. Let's dive into some specific data collection points based on recent GSE guidance (primarily from the UPD FAQs) that you'll encounter when using UPD-compliant methods or tools.

Handling Accessory Dwelling Units (ADUs)

Identifying and reporting ADUs correctly is critical.

• Is it an ADU? If you determine a unit qualifies as an ADU, you must set the aduIndicator data point to 'True'. Don't forget to include all the relevant details about the ADU's living area, like kitchen specifics.
• Not an ADU? If the unit doesn't meet the ADU criteria, simply set the aduIndicator to 'False'.

Reporting Garages: Attached, Built-in, and Detached

Garages require specific attention depending on their type and condition.

• Detached Garages: These require you to complete all the garage-specific fields plus the roomType field.
  • No Rooms? If the detached garage doesn't have distinct rooms within it, enter 'Other_Room' for the roomType and specify 'Garage' in the otherRoomTypeDescription field.
  • With Rooms? If it does contain rooms (like a workshop or finished space), describe those rooms accordingly within the standard room reporting structure.
• Attached or Built-in Garages: Even if an attached or built-in garage is on a different level than the main living area (e.g., under the house), it's still reported simply as an attached or built-in garage. Unlike detached garages, you don't need to invoke the unit array or specify a roomType unless it actually contains finished rooms separate from the garage bay itself.
• Garage Deficiencies: Found a problem with the garage? Report it in the dedicated ‘Garage Deficiencies’ section. Avoid listing garage issues under the general ‘Interior Deficiencies’ for the main dwelling or rooms.

Exterior Deficiencies: Siding vs. Exterior Walls

Choosing the right term for the exteriorDeficiencyName matters.

• Use 'Siding' when the deficiency is isolated and only impacts the siding material itself.
• Use both 'Siding' and 'Exterior_Walls' if the deficiency is more extensive, affecting the underlying framing or structure that supports the siding.

Reporting Multiple Features of the Same Type

What if a property has two (or more) of the same feature, like balconies on a condo?

• Report each instance separately. Use the same enumeration (e.g., 'Balcony') for each one. Essentially, you're reporting the feature type twice.
• Crucially, provide all required data points and at least one photo for each individual feature.

Selecting Heating Types

Can you select more than one heatingType?

• Yes. If a property uses multiple heating systems (e.g., 'Hot_Water_Baseboard' in one area and 'Wall_Furnace' in another, or 'Central_Hot_Air' heated by a 'Gas_Furnace'), you must select all applicable heating types listed in the UPD standard.

ANSI Compliance and Area Reporting in UPD

The UPD aligns with ANSI standards for measuring and reporting Gross Living Area (GLA) and non-GLA square footage. This requires careful distinction between levels, finished vs. unfinished areas, standard vs. non-standard finished areas (e.g., low ceilings), and handling features like basements and ADUs according to the standard.

For instance (drawing from GSE examples):* A basement level, even if finished, is typically reported as below grade unless specific ANSI criteria are met.* Areas with ceiling heights below 7 feet (but at least 5 feet) might be included in calculations but often need to be reported as non-standard finished areas, separate from GLA.* ADUs, whether attached or detached, have their area reported distinctly, flagged by the aduIndicator.

Mastering these ANSI-aligned reporting requirements within the UPD structure is essential for accurate data submission.

Staying Ahead

The shift to UAD 3.6 and UPD emphasizes standardized, granular data. Understanding these specific collection requirements – from correctly flagging an ADU to detailing multiple heating types and differentiating garage reporting – is key to efficient and compliant appraisals moving forward. As technology adapts, tools designed around these UPD standards, like Valuemate which automates sketch generation and area calculations based on scans, can help streamline this detailed data collection process, ensuring accuracy and saving valuable time. Keep refining your understanding of these nuances – it's crucial for thriving in the evolving valuation landscape.