UAD 3.6 Outbuilding fields
Section 12 of the Uniform Residential Appraisal Report has 30 indexed fields. Select a field to open it on the report.
UAD Guide is an independent, unofficial resource, last reviewed October 17, 2026. For the official answer, use Fannie Mae and Freddie Mac.
Outbuilding (black tab) Field 12.001
When: Always required for each outbuilding
Outbuilding Type: The intended functional design (use) of an outbuilding on the property. Note: The selected answer displays in a black tab or as a Report Label throughout the URAR.
No UAD 2.6 field is listed for it in the cross-reference guide.
Considered Real Property Field 12.002
When: Always required
Outbuilding Considered Real Property: Indicates whether the outbuilding is considered real property (e.g., permanently affixed to the land).
No UAD 2.6 field is listed for it in the cross-reference guide.
Units in Structure Field 12.003
When: Required if Outbuilding Considered Real Property is Yes
Units in Structure: The number of accessory dwelling units in the outbuilding. • If there are no ADUs in the outbuilding, enter 0. • If there is an ADU in the outbuilding, provide the number of ADUs (1 or more). Examples include: o ADU/Garage: A detached garage with a living unit above or attached by a common wall o Standalone ADU Note: Additional information about the ADU is captured in the Unit Interior section that displays after the associated Outbuilding section.
No UAD 2.6 field is listed for it in the cross-reference guide.
Attached to Permanent Foundation Field 12.004
When: Displays here if Outbuilding Type is Manufactured Home and Units in Structure is 0
Indicates whether the manufactured home is attached to a permanent foundation. Note: If the foundation area is readily accessible, a photo must be provided, which displays in Outbuilding Exhibits. A caption may be provided to identify the photo.
No UAD 2.6 field is listed for it in the cross-reference guide.
Structure Volume Field 12.005
When: Required when requested by client
The total volume of the outbuilding, including finished and unfinished areas. Note: When applicable, report the volume provided.
No UAD 2.6 field is listed for it in the cross-reference guide.
Gross Building Area Field 12.006
When: Always required
Total area of all floor levels in the outbuilding measured from the exterior of the walls, excluding unenclosed areas, and including the following: • Above and below grade area, whether finished or unfinished • Vehicle storage area • ADU area
No UAD 2.6 field is listed for it in the cross-reference guide.
Outbuilding photo Field 12.007.1
Optional Photos: Image Caption Comment Description Field 12.007.2
When: IF ImageFileLocationIdentifier Is Present AND Exists
A free-form text field used to further describe or comment on the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
Heating Field 12.008
When: Required if Units in Structure is 0
Heating System Exists: Indicates whether there is a permanent heating system in the outbuilding.
No UAD 2.6 field is listed for it in the cross-reference guide.
Cooling Field 12.009
When: Required if Units in Structure is 0
Cooling System Exists: Indicates whether there is a permanent cooling system in the outbuilding.
No UAD 2.6 field is listed for it in the cross-reference guide.
Utilities Field 12.010
When: Always required
The utilities that have been extended to the outbuilding. • None • Electricity • Gas • Sanitary Sewer • Water • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Total Area Field 12.011
When: Always required
Outbuilding Finished Area Excluding Vehicle Storage and ADU: The finished area of the building, excluding the finished area within any ADU or vehicle storage. Includes above and below grade area. Can be 0.
No UAD 2.6 field is listed for it in the cross-reference guide.
Room Summary Field 12.012
When: Required for each indicated Room Type
Number of Rooms: The count of each Room Type that is not in the ADU portion of the outbuilding.
No UAD 2.6 field is listed for it in the cross-reference guide.
Total Area Field 12.013
When: Always required
Outbuilding Unfinished Area Excluding Vehicle Storage and ADU: The unfinished area of the building, excluding the finished area within any ADU or vehicle storage. Includes above and below grade area. Can be 0.
No UAD 2.6 field is listed for it in the cross-reference guide.
System Field 12.014
When: Required if the outbuilding contains ADU(s)
Heating System Type: The type(s) of permanent heating system in the outbuilding. • None • Baseboard • Fireplace • Forced Warm Air • Gravity Air • Mini Split • Passive Solar • Radiant • Radiators • Stove • Other (Describe)
Maps to Heating FWA Heating HWBB Heating Radiant Heating Other Heating/Cooling; Heating Other Description Heating/Cooling on the UAD 2.6 Form 1004.
Improvement Information · detail Field 12.015
When: Required for each identified Heating System Type
Heating System Fuel: The primary fuel used by the indicated Heating System. • Coal • Electric • Geothermal • Natural Gas • Oil • Propane • Solar • Wood • Other (Describe)
Partly maps to Heating Fuel Heating/Cooling on the UAD 2.6 Form 1004.
System Field 12.016
When: Required if the outbuilding contains ADU(s)
Cooling System Exists: Indicates whether there is a permanent cooling system in the structure. • If No, “None” displays.
Partly maps to Cooling Central Air Conditioning Cooling Individual Cooling Other Heating/Cooling; Cooling Other Description Heating/Cooling on the UAD 2.6 Form 1004.
Other Mechanical Systems Field 12.017
When: If applicable
• Radon Mitigation • Sump Pump • Water Heater • Whole House Water Treatment • Other (Describe) Note: If there are no other mechanical systems in the outbuilding, do not select an answer and Other Mechanical Systems does not display.
Partly maps to Foundation Sump Pump on the UAD 2.6 Form 1004.
Improvement Information: Outbuilding Type Field 12.018
When: Display only
Outbuilding Type redisplays from 12.001.
No UAD 2.6 field is listed for it in the cross-reference guide.
Defects - Outbuilding: Outbuilding Defects Exist Indicator Field 12.019
When: Required for each outbuilding when Outbuilding Considered Real Property is Yes
Outbuilding Defects Exist: Indicates whether there are apparent defects, damages, or deficiencies related to the outbuilding. • If No, “None” displays and the Apparent Defects, Damages, Deficiencies (Outbuilding) table does not display.
Maps to Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? No on the UAD 2.6 Form 1004.
Feature Field 12.020
When: Required for each defect, damage, or deficiency
• Exterior Walls and Trim • Flooring • Foundation • Mechanical System • Roof • Walls and Ceiling • Windows • Other (Describe) Notes: • If the defect, damage, or deficiency is in the ADU portion of the outbuilding, report this in the Unit Interior section. • Photos or images must be provided for each physical defect, damage, or deficiency. These display in Outbuilding Exhibits as “Apparent Defects, Damages, Deficiencies” with the indicated Feature. An additional caption may be provided.
Maps to Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? If Yes, describe on the UAD 2.6 Form 1004.
Outbuilding defect image heading Field 12.020.1
When: IF ImprovementType = "Outbuilding" AND OutbuildingRealPropertyIndicator = "true" AND OutbuildingDefectsExistIndicator = "true"
A value from a MISMO prescribed list that identifies a specific component on the property where the defect, damage or deficiency has been observed.
Maps to Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? If Yes, describe on the UAD 2.6 Form 1004.
Outbuilding defect image caption Field 12.020.2
When: IF ImageFileLocationIdentifier Is Present AND Exists
A free-form text field used to further describe or comment on the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
Location Field 12.021
When: Required for each defect, damage, or deficiency
• Full Bathroom • Half Bathroom • Kitchen • Other (Describe) – Briefly describe the location of the defect, damage, or deficiency.
Maps to Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? If Yes, describe on the UAD 2.6 Form 1004.
Description Field 12.022
When: Required for each defect, damage, or deficiency
Description of the defect, damage, or deficiency.
Maps to Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? If Yes, describe on the UAD 2.6 Form 1004.
Affects Soundness or Structural Integrity Field 12.023
When: Required for each defect, damage, or deficiency
Indicates whether the defect, damage, or deficiency affects the soundness and / or structural integrity of the improvement.
Maps to Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? If Yes, describe on the UAD 2.6 Form 1004.
Recommended Action Field 12.024
When: Required for each defect, damage, or deficiency
The recommended action for the defect, damage, or deficiency. • Completion • Inspection • Repair (includes replacement) • None (does not require repair, replacement, completion, or inspection) Note: • If Completion, Inspection, or Repair is reported for any defect, damage, or deficiency o The report must be made subject to the resolution of the item (Market Value Condition 26.009 cannot be As Is). o If Repair is selected, the estimated cost to repair may be provided in the Reconciliation section.
Maps to Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? If Yes, describe on the UAD 2.6 Form 1004.
Outbuilding Commentary Field 12.025
When: If applicable
Commentary could include information pertinent to the Outbuilding section that is not captured in the discrete data, or additional details to support the discrete data that is provided.
No UAD 2.6 field is listed for it in the cross-reference guide.
Outbuilding additional exhibit Field 12.026.1
When: IF Exists
A value from a MISMO prescribed list that categorizes the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
Optional Photos: Image Caption Comment Description Field 12.026.2
When: IF ImageFileLocationIdentifier Is Present AND Exists
A free-form text field used to further describe or comment on the image.
No UAD 2.6 field is listed for it in the cross-reference guide.