UAD 3.6 Site fields
Section 4 of the Uniform Residential Appraisal Report has 141 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.
Total site size Field 4.000
When: Required if Site Owned in Common is No
The total area of the site, including all parcels. • For area less than 1 acre, use square feet in whole numbers (e.g., 27,840 sq. ft.). • For area that is 1 acre or more, use acres to 2 decimals (e.g., 1.25 acres). • If using the metric system, for area less than 1 hectare, use square meters in whole numbers (e.g., 7,500 sq. m.). • If using the metric system, for area that is 1 hectare or more, use hectares to 2 decimals (e.g., 1.25 hectares). Note: • If there is more than one parcel, the Total Site Size may not exactly match the sum of all Parcel Sizes (4.007) due to rounding differences for individual parcels. • If new construction and providing an estimate, provide an explanation and describe in Site Commentary (4.116).
Maps to Area Site on the UAD 2.6 Form 1004.
Site dimensions Field 4.001
When: May be provided for FHA, USDA, and VA appraisals if Site Owned in Common is No
The dimensions of the site such as its width and depth. Note: Must be consistent with other forms of measurement in the report. Reference the appropriate government agency appraisal guidelines for more information.
Maps to Dimensions on the UAD 2.6 Form 1004.
Number of parcels Field 4.002
When: Required if Site Owned in Common is No
The total number of parcels that comprise the subject property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Contiguous parcels Field 4.003
When: Required if Number of Parcels is more than 1
Parcels Contiguous Indicates whether two or more parcels share at least one common boundary. • Yes (2 or more parcels share a common boundary). • No (the parcels are divided).
No UAD 2.6 field is listed for it in the cross-reference guide.
Elements dividing parcels Field 4.004
When: Required if Parcels Contiguous is No
The elements that separate non-contiguous parcels. • Body of Water • Other Parcel • Road • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Parcel assessor number Field 4.005
When: Required for each parcel if the property is not in a cooperative, or if applicable when the property is in a condop.
A number assigned to parcels of real property by the local jurisdiction for purposes of identification, record-keeping, and taxation. Note: If the APN is not yet assigned, enter “Not Assigned”.
Maps to Assessor's Parcel # on the UAD 2.6 Form 1004.
Parcel description Field 4.006
When: Required for each parcel if the property is not in a cooperative, or if applicable when the property is in a condop.
A description of the use of the land. An APN is required for each parcel that is included in the valuation when one has been assigned by the local taxing authority. • Land with Dwelling • Condominium Unit • Land with Improvement • Vacant Land • Boat Slip • Parking • Storage • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Parcel size Field 4.007
When: Required for each parcel if Site Owned in Common is No and APN Description is Land with Dwelling, Land with Improvement, or Vacant Land
Parcel Size: The area of the individual parcel. • For area less than 1 acre, use square feet in whole numbers (e.g., 27,840 sq. ft.). • For area that is 1 acre or more, use acres to 2 decimals (e.g., 1.25 acres). • If using the metric system, for area less than 1 hectare, use square meters in whole numbers (e.g., 7,500 sq. m.). • If using the metric system, for area that is 1 hectare or more, use hectares to 2 decimals (e.g., 1.25 hectares).
No UAD 2.6 field is listed for it in the cross-reference guide.
Zoning compliance Field 4.008
When: Always required
Zoning Compliance: The level of compliance of the site or improvements with zoning regulations. • Illegal • Legal • Legal Nonconforming (A permissible exception to current zoning ordinances where the property was legally conforming when established but no longer conforms with current zoning) • No Zoning (see also Property Restrictions (4.050-4.053), if applicable)
Maps to Zoning Compliance Legal Zoning Compliance Legal Nonconforming (Grandfathered Use) Zoning Compliance No Zoning Zoning Compliance Illegal on the UAD 2.6 Form 1004.
Zoning classification code Field 4.009
When: Required for all Zoning Compliance responses except No Zoning
Zoning Classification Code as defined by the local governing authority (e.g., R1).
Maps to Specific Zoning Classification on the UAD 2.6 Form 1004.
Zoning code description Field 4.010
When: Required for all Zoning Compliance responses except No Zoning
Descriptive text that explains the details of the Classification Code as used and defined by the local governing authority. Examples: • Residential single-family dwellings on 1 acre lots • Mixed use structures and low-rise multifamily units in the defined Central Business District (CBD)
Maps to Zoning Description on the UAD 2.6 Form 1004.
Reasons zoning is illegal Field 4.011
When: Required if Zoning Compliance is Illegal
The reason(s) the site does not comply with zoning regulations. • Accessory Dwelling Unit • Development Standards • Excessive Units • Lot Size • Manufactured Home • Other (Describe)
Maps to Zoning Compliance Illegal (describe) on the UAD 2.6 Form 1004.
Zoning impact Field 4.012
When: Required if Zoning Compliance is not Legal
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Rebuildable to current density or use Field 4.013
When: Required for FHA, USDA, and VA appraisals when Zoning Compliance is Legal Nonconforming
Indicates whether the building code or zoning regulations allow the property to be rebuilt to the current density and use if current improvements are destroyed.
No UAD 2.6 field is listed for it in the cross-reference guide.
Zoning compliance commentary Field 4.014
When: Required if Zoning Compliance is not Legal, or if relevant
Description could include information pertinent to zoning compliance that is not captured in the discrete data, or additional details to support the discrete data that is provided.
Maps to Zoning Compliance Illegal (describe) on the UAD 2.6 Form 1004.
Primarily residential Field 4.015
When: Required if Non- Residential Uses on Property is Yes
Indicates whether the property's use is primarily residential when the property includes non-residential space set aside to operate a business. Although income should be considered, it may not be the sole determining factor if the property is primarily residential.
No UAD 2.6 field is listed for it in the cross-reference guide.
Residential use percentage Field 4.016
When: Required for FHA, USDA, and VA appraisals if Non- Residential Uses on Property is Yes
Percent of Residential Use Reference the appropriate government agency appraisal guidelines for more information.
No UAD 2.6 field is listed for it in the cross-reference guide.
Non-residential use Field 4.017
When: Required if Site Owned in Common is No
Non-Residential Uses on Property: Indicates whether the property includes space set aside to operate a business. When analyzing this for a condominium or cooperative (such as a site condo), only include areas that are part of the subject unit and not the entire project. Project analysis is handled in the Project Information section. Notes: • If Yes, the Non-Residential Property Use row displays in the Site Features Table (4.043-4.046), and additional information must be provided. • If No, “None” displays.
No UAD 2.6 field is listed for it in the cross-reference guide.
Non-residential use image Field 4.017.1
When: IF PropertyMixedUsageIndicator = "true"
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.
Non-residential use caption Field 4.017.2
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.
Non-residential modification Field 4.018
When: Required if Non- Residential Uses on Property is Yes
When true, indicates that the property has been modified to allow for uses that are not residential.
No UAD 2.6 field is listed for it in the cross-reference guide.
Non-residential use or modification commentary Field 4.019
When: Required if Non- Residential Uses on Property is Yes
Commentary on the nature of the non-residential use and / or modifications, including the extent of the changes and whether they have an adverse impact on marketability as a residential property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Primary property access Field 4.020
When: Always required
Primary Access to Property: The primary ingress and egress method to the property. • Pedestrian Only Access • Private Airstrip • Private Street • Public Street • Waterway • Other (Describe) Notes: • For condominiums, cooperatives, and condops, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance. • Photo(s) of the property access must be provided, which display in Site Exhibits with the caption “Property Access (Street Scene)”. An additional caption may be provided to further identify the photo.
Partly maps to Street Public Street Private on the UAD 2.6 Form 1004.
Property access image Field 4.020.1
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.
Property access caption Field 4.020.2
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.
Street type and surface Field 4.021
When: Required for each street if Primary Access to Property is Public Street, or Private Street
Street(s) Used to Access Property: The means of direct access and exit for all roads to and from the property. • Alley • Arterial Street • Collector Street • Cul-de-sac • Dead End • Local Road • Rural Road • Other (Describe) Note: For condominiums, cooperatives, and condops, reference published guidelines by the GSEs, government agencies, or other identified secondary market participants for specific guidance.
Partly maps to Off-Site Improvements - Type Street Off-Site Improvements - Type Alley Alley Public Alley Private; Off-Site Improvements - Type Street Off-Site Improvements - Type Alley on the UAD 2.6 Form 1004.
Known maintenance agreement Field 4.022
When: Required if Primary Access to Property is Private Street
Indicates whether there is an enforceable maintenance agreement for a private street used to access the property that is known to the appraiser. Notes: • Select Yes if the private street is maintained by the HOA or PUD. • An image of the maintenance agreement may be provided, which displays in Site Exhibits. A caption may be provided to identify the image as being of a maintenance agreement, and any other descriptive information as appropriate.
No UAD 2.6 field is listed for it in the cross-reference guide.
Access typical for the market Field 4.023
When: Always required
Access to Property Typical for the Market: Indicates whether the property access is common in the market location.
No UAD 2.6 field is listed for it in the cross-reference guide.
Property access commentary Field 4.024
When: Required if Access to Property Typical for the Market is No, or as needed
Description of the access to the property including why it is not typical for the market. Additional commentary to include details and other information may be provided.
No UAD 2.6 field is listed for it in the cross-reference guide.
Site influence Field 4.025
When: Always required
Site Influence: Specifies an influence on the property. Note: Photos or images for each site influence may be provided, which display in Site Exhibits with the caption “Site Influence”. An additional caption may be provided, including the site influence type and any other descriptive information as appropriate.
Maps to Location on the UAD 2.6 Form 1004.
Site influence image Field 4.025.1
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.
Site influence caption Field 4.025.2
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.
Site influence proximity Field 4.026
When: Required for each site influence
Proximity of the site influence or body of water to the property. • Bordering • Offsite • Onsite
No UAD 2.6 field is listed for it in the cross-reference guide.
Site influence details Field 4.027
When: Required if Site Influence is Body of Water
Body of Water Type • Bay • Canal • Cove • Creek • Gulf • Lake • Marsh • Ocean • Pond • Reservoir • River • Sound • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Site influence impact Field 4.028
When: Required for each Site Influence
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
Partly maps to Location on the UAD 2.6 Form 1004.
Site influence comment Field 4.029
When: Required for each Site Influence if Impact is Adverse or Beneficial, or if Meets Policy Requirements is No, or as needed
When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.
No UAD 2.6 field is listed for it in the cross-reference guide.
Site influence commentary Field 4.030
When: If relevant
Overall commentary for all site influences.
No UAD 2.6 field is listed for it in the cross-reference guide.
Total private water frontage Field 4.031
When: Required if Property Has Private Access Rights to the Body of Water is Yes for one or more bodies of water
Water Frontage Total Length: The approximate total linear measurement of all waterfront with private access, measured in front footage.
No UAD 2.6 field is listed for it in the cross-reference guide.
Permanent waterfront feature Field 4.032
When: Required if Property Has Private Access Rights to the Body of Water is Yes for one or more bodies of water
A permanent feature in or alongside a body of water. • None • Beach • Boat Lift • Boat Ramp • Boat Slip • Dock • Pier • Riprap • Seawall or Bulkhead • Other (Describe) Notes: • If there are multiple permanent waterfront features and bodies of water, provide further details in Water Frontage Commentary (4.038). • Photos or images for the indicated permanent waterfront feature may be provided, which display in Site Exhibits with the caption “Permanent Waterfront Feature”. An additional caption may be provided, including the waterfront feature type(s) and any other descriptive information as appropriate.
No UAD 2.6 field is listed for it in the cross-reference guide.
Permanent waterfront feature image Field 4.032.1
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.
Permanent waterfront feature caption Field 4.032.2
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.
Right to build waterfront features Field 4.033
When: Required if Permanent Waterfront Feature is None
Right to Build Waterfront Features When there are no waterfront features on the property (Permanent Waterfront Feature is None), indicate whether the property has the right to improve the shoreline or build waterfront features.
No UAD 2.6 field is listed for it in the cross-reference guide.
Water frontage type Field 4.034
When: If applicable
Body of Water Type • Bay • Canal • Cove • Creek • Gulf • Lake • Marsh • Ocean • Pond • Reservoir • River • Sound • Other (Describe) Notes: • Body of Water Type redisplays from 4.027. • Photos or images for all water frontage with private access must be provided, which display in Site Exhibits with the caption “Water Frontage”. An additional caption may be provided, including the water frontage type(s) and any other descriptive information as appropriate.
No UAD 2.6 field is listed for it in the cross-reference guide.
Water frontage image Field 4.034.1
When: IF PrivateAccessIndicator = "true"
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.
Water frontage caption Field 4.034.2
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.
Body of water name Field 4.035
When: If relevant
Body of Water Name
No UAD 2.6 field is listed for it in the cross-reference guide.
Waterfront access rights Field 4.036
When: Required for each body of water where Property Has Private Access Rights to the Body of Water is Yes
Type of access the subject property has to the waterfront. • By Permit • Deeded Access • Privately Owned • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Water access depth Field 4.037
When: Required for each body of water where Property Has Private Access Rights to the Body of Water is Yes
Classifies the water depth for the purpose of watercraft access. • Deep Water • Non-Navigable • Shallow Water • Other (Describe) Note: Water depth should be approximated considering typical and feasible water depths, whether by dock, pier, or shoreline.
No UAD 2.6 field is listed for it in the cross-reference guide.
Water frontage commentary Field 4.038
When: If relevant
Overall commentary for all water frontage, which could include information 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.
View Field 4.039
When: Always required
The specific view types as observed for valuation purposes that may affect market value. • Bay • Canal • City Street • Commercial • Cove • Creek • Golf Course • Gulf • High Density Residential • Highway • Industrial • Lake • Marsh • Mountain • Ocean • Park • Parking Lot • Pastoral • Pond • Reservoir • Residential • River • School • Skyline • Sound • Traffic Wall Barriers • Valley • Woods • Other (Describe) Notes: • Views must be reported and analyzed based on what is readily visible from the property dwelling or unit(s). For high-rise, mid-rise and low-rise properties, the view is reported at the unit level. • Photo(s) must be provided of all views that impact value or marketability, which display in Site Exhibits with the caption “View”. An additional caption may be provided, including the view type and any other descriptive information as appropriate.
Partly maps to View on the UAD 2.6 Form 1004.
View image Field 4.039.1
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.
View caption Field 4.039.2
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.
Range of view Field 4.040
When: Always required for each view
The extent of the view. The range of each view must be described based on the view from the property dwelling or unit(s). • Full • Partial • Seasonal • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
View impact Field 4.041
When: Always required for each view
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
Maps to View View (Overall Rating) on the UAD 2.6 Form 1004.
View commentary Field 4.042
When: If relevant
Overall commentary for all views • Details captured above that require additional support. • Information pertinent to views impacting value and /or marketability that is not captured in the details above.
No UAD 2.6 field is listed for it in the cross-reference guide.
Non-residential property use indicator Field 4.043
When: Required if Non- Residential Use is Yes
The type(s) of non-residential use observed on the property. • Agricultural • Commercial (e.g., retail, day care, elder care, beauty or barber shop, doctor’s office) • Industrial • Other (Describe) Note: Redisplays from 4.017.
No UAD 2.6 field is listed for it in the cross-reference guide.
Non-residential property use details Field 4.044
When: Required if Non- Residential Use is Yes
The type(s) of non-residential use observed on the property. • Agricultural • Commercial (e.g., retail, day care, elder care, beauty or barber shop, doctor’s office) • Industrial • Other (Describe) Note: Redisplays from 4.017.
No UAD 2.6 field is listed for it in the cross-reference guide.
Non-residential property use impact Field 4.045
When: Required if Non- Residential Use is Yes
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Non-residential property use comment Field 4.046
When: Required if Non- Residential Use is Yes
When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.
No UAD 2.6 field is listed for it in the cross-reference guide.
Hazard zone Field 4.047
When: Always required
Hazard Zone: The geographic area, as specified by a government entity, documenting a potential risk to the property. • FEMA Special Flood Hazard Area • USGS Lava Flow Zone • None (No Hazard Zone Noted) • Other (Describe)
Partly maps to FEMA Special Flood Hazard Area Yes on the UAD 2.6 Form 1004.
Hazard zone impact Field 4.048
When: Required if property is in a hazard zone
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Hazard zone comment Field 4.049
When: Required if Impact is Adverse, or as needed
Hazard Zone Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.
No UAD 2.6 field is listed for it in the cross-reference guide.
Property restriction indicator Field 4.050
When: If applicable
Property Restriction: Limitation(s) on the use, development, or transfer of a property. • Age • Historic Preservation • Income • Land Use • Rental • Sale Price • Other (Describe)
Maps to Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? No on the UAD 2.6 Form 1004.
Property restriction details Field 4.051
When: If applicable
Property Restriction: Limitation(s) on the use, development, or transfer of a property. • Age • Historic Preservation • Income • Land Use • Rental • Sale Price • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Property restriction impact Field 4.052
When: Required for each property restriction
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Property restriction comment Field 4.053
When: Required for each property restriction if Impact is Adverse or Beneficial, or as needed
When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.
No UAD 2.6 field is listed for it in the cross-reference guide.
Easement indicator Field 4.054
When: If applicable
Easement: A nonpossessory right to cross or otherwise use a portion of another property for a specified purpose. • Conservation • Drainage • Ingress/Egress • Utility (other than typical property utility easements) • Other (Describe) Note: Do not report easements that are typical or common to the market.
Maps to Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? No on the UAD 2.6 Form 1004.
Easement details Field 4.055
When: If applicable
Easement: A nonpossessory right to cross or otherwise use a portion of another property for a specified purpose. • Conservation • Drainage • Ingress/Egress • Utility (other than typical property utility easements) • Other (Describe) Note: Do not report easements that are typical or common to the market.
No UAD 2.6 field is listed for it in the cross-reference guide.
Easement impact Field 4.056
When: Required for each easement
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Easement comment Field 4.057
When: Required for each easement if Impact is Adverse or Beneficial, or as needed
When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information, including if the easement is on a neighboring property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Encroachment indicator Field 4.058
When: If applicable
Encroachment: An intrusion on a property when a stationary object crosses a neighboring property line (e.g., fence, shed, garage, tree). • Building • Driveway • Fence • Overhang • Other (Describe) Note: Photos or images may be provided for encroachments, which display in Site Exhibits with the caption “Encroachment”. An additional caption may be provided, including the encroachment type and any other descriptive information as appropriate.
Maps to Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? No on the UAD 2.6 Form 1004.
Encroachment details Field 4.059
When: If applicable
Encroachment: An intrusion on a property when a stationary object crosses a neighboring property line (e.g., fence, shed, garage, tree). • Building • Driveway • Fence • Overhang • Other (Describe) Note: Photos or images may be provided for encroachments, which display in Site Exhibits with the caption “Encroachment”. An additional caption may be provided, including the encroachment type and any other descriptive information as appropriate.
No UAD 2.6 field is listed for it in the cross-reference guide.
Encroachment image Field 4.059.1
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.
Encroachment caption Field 4.059.2
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.
Encroachment impact Field 4.060
When: Required for each encroachment
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Encroachment comment Field 4.061
When: Required for each encroachment if Impact is Adverse or Beneficial, or as needed
When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.
No UAD 2.6 field is listed for it in the cross-reference guide.
Site characteristic Field 4.062
When: Required for each site characteristic
Site Characteristic: A given characteristic associated with the site. • None • Coastal Barrier Resources System • Drainage • Excess Land • Landlocked • Landscaping • Road Frontage • Shape • Soil Suitability • Surplus Land • Topography • Wetlands • Zero Lot Line • Other (Describe) Notes: • Select the Site Characteristics that impact value and / or marketability, or as needed. • Photos or images for the indicated site characteristic may be provided, which display in Site Exhibits with the caption “Site Characteristic”. An additional caption including the site characteristic type and any other descriptive information as appropriate may be provided.
Maps to Shape on the UAD 2.6 Form 1004.
Site characteristic details Field 4.063
When: Required for each site characteristic
Site Characteristic: A given characteristic associated with the site. • None • Coastal Barrier Resources System • Drainage • Excess Land • Landlocked • Landscaping • Road Frontage • Shape • Soil Suitability • Surplus Land • Topography • Wetlands • Zero Lot Line • Other (Describe) Notes: • Select the Site Characteristics that impact value and / or marketability, or as needed. • Photos or images for the indicated site characteristic may be provided, which display in Site Exhibits with the caption “Site Characteristic”. An additional caption including the site characteristic type and any other descriptive information as appropriate may be provided.
Partly maps to Shape on the UAD 2.6 Form 1004.
Site characteristic image Field 4.063.1
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.
Site characteristic caption Field 4.063.2
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.
Site characteristic impact Field 4.064
When: Required for each site characteristic
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Site characteristic comment Field 4.065
When: Required for each site characteristic if Impact is Adverse or Beneficial, or as needed
When Adverse or Beneficial, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information.
Maps to Shape on the UAD 2.6 Form 1004.
Site features commentary Field 4.066
When: If applicable
Overall commentary for all site features, which could include information pertinent to site features 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.
Broadband internet available Field 4.067
When: Always required
• Yes (high-speed internet access is available through a wired connection that is permanently integrated into the property, such as digital subscriber line (DSL), fiber-optic, or cable) • No (high-speed internet access is only available through non-wired connections that are not permanently integrated into the property, considered personal property, such as private satellite dish or mobile hotspots)
No UAD 2.6 field is listed for it in the cross-reference guide.
Improvement within a utility easement Field 4.068
When: Required for FHA, USDA, and VA appraisals when Easement is Utility
Indicates whether any part of an improvement is located within the boundary of a utility easement. Reference the appropriate government agency appraisal guidelines for more information.
No UAD 2.6 field is listed for it in the cross-reference guide.
Electricity connection Field 4.069
When: Always required
Utility Type: Utilities that are permanently connected to the site. • Electricity • Gas • Sanitary Sewer • Water • Other (Describe)
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Electricity public column Field 4.070
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Electricity private column Field 4.071
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Electricity details Field 4.072
When: Required if Utility Type is Electricity and Utility Ownership is Non- Public
Electricity Source: The delivery method of electricity to the property. • Battery Storage • Permanent Generator • Solar • Wind • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Electricity private utility impact Field 4.073
When: Required for each private utility
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Electricity comment Field 4.074
When: Required if Private Utility Impact is Adverse, or as needed
Private Utility Comment or Public Utility Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Note: Fees for private utilities are reported here and not in the Project Information section.
Maps to Utilities Electricity Other (describe) Utilities Gas Other (describe) Utilities Water Other (describe) Utilities Sanitary Sewer Other (describe) on the UAD 2.6 Form 1004.
Gas connection Field 4.075
When: Always required
Utility Type: Utilities that are permanently connected to the site. • Electricity • Gas • Sanitary Sewer • Water • Other (Describe)
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Gas public column Field 4.076
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Gas private column Field 4.077
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Gas details Field 4.078
When: Required for each utility that is connected to the site when Utility Ownership is Non- Public
Utility Shared: Indicates whether the utility is shared with another property. If Yes, “(Shared)” displays.
No UAD 2.6 field is listed for it in the cross-reference guide.
Gas private utility impact Field 4.079
When: Required for each private utility
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Gas comment Field 4.080
When: Required if Private Utility Impact is Adverse, or as needed
Private Utility Comment or Public Utility Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Note: Fees for private utilities are reported here and not in the Project Information section.
Maps to Utilities Electricity Other (describe) Utilities Gas Other (describe) Utilities Water Other (describe) Utilities Sanitary Sewer Other (describe) on the UAD 2.6 Form 1004.
Sanitary sewer connection Field 4.081
When: Always required
Utility Type: Utilities that are permanently connected to the site. • Electricity • Gas • Sanitary Sewer • Water • Other (Describe)
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Sanitary sewer public column Field 4.082
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Sanitary sewer private column Field 4.083
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Sanitary sewer details Field 4.084
When: Required if Utility Type is Sanitary Sewer and Utility Ownership is Non-Public
Sewer System • Cesspool • Septic • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Sanitary sewer private utility impact Field 4.085
When: Required for each private utility
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Sanitary sewer comment Field 4.086
When: Required if Private Utility Impact is Adverse, or as needed
Private Utility Comment or Public Utility Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Note: Fees for private utilities are reported here and not in the Project Information section.
Maps to Utilities Electricity Other (describe) Utilities Gas Other (describe) Utilities Water Other (describe) Utilities Sanitary Sewer Other (describe) on the UAD 2.6 Form 1004.
Water connection Field 4.087
When: Always required
Utility Type: Utilities that are permanently connected to the site. • Electricity • Gas • Sanitary Sewer • Water • Other (Describe)
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Water public column Field 4.088
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Water private column Field 4.089
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Water details Field 4.090
When: Required if Utility Type is Water and Utility Ownership is Non- Public
Water Source: The source of water for the property. • Cistern • Hauled Water Holding Tank • Lake or Spring • Well • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Water private utility impact Field 4.091
When: Required for each private utility
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Water comment Field 4.092
When: Required if Private Utility Impact is Adverse, or as needed
Private Utility Comment or Public Utility Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Note: Fees for private utilities are reported here and not in the Project Information section.
Maps to Utilities Electricity Other (describe) Utilities Gas Other (describe) Utilities Water Other (describe) Utilities Sanitary Sewer Other (describe) on the UAD 2.6 Form 1004.
Other utility connection Field 4.093
When: Always required
Utility Type: Utilities that are permanently connected to the site. • Electricity • Gas • Sanitary Sewer • Water • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Other utility public column Field 4.094
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Other utility private column Field 4.095
When: Always required for each utility that is connected to the site
Utility Ownership: Indicates whether the utility is a public utility or a non-public (private) utility. • If Public, a checkmark displays in the Public column for the indicated utility. • If Non-Public, a checkmark displays in the Private column for the indicated utility. • If neither public nor private, no checkmark displays for the row. • If there is no Electricity, Sanitary Sewer, or Water, provide details in Site Commentary (4.116).
Maps to Utilities Electricity Other Utilities Gas Other Utilities Water Other Utilities Sanitary Sewer Other on the UAD 2.6 Form 1004.
Other utility details Field 4.096
When: Required for each utility that is connected to the site when Utility Ownership is Non- Public
Utility Shared: Indicates whether the utility is shared with another property. If Yes, “(Shared)” displays.
No UAD 2.6 field is listed for it in the cross-reference guide.
Other utility private utility impact Field 4.097
When: Required for each private utility
A value from a MISMO prescribed list that represents the type of impact the indicated item has on the value and marketability of the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Other utility comment Field 4.098
When: Required if Private Utility Impact is Adverse, or as needed
Private Utility Comment or Public Utility Comment When Adverse, describe the impact to value and / or marketability. Additional commentary may be provided to include details and other information. Note: Fees for private utilities are reported here and not in the Project Information section.
Maps to Utilities Electricity Other (describe) Utilities Gas Other (describe) Utilities Water Other (describe) Utilities Sanitary Sewer Other (describe) on the UAD 2.6 Form 1004.
Site defects exist Field 4.099
When: Always required
Site Defects Exist: Indicates whether there are apparent defects, damages. or deficiencies related to the Site section. • If No, “None” displays, and the Apparent Defects, Damages, Deficiencies (Site) table does not display.
Maps to Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? No on the UAD 2.6 Form 1004.
Site defect feature Field 4.100
When: Required for each defect, damage, or deficiency
Notes: • For the Site section, choose Other and briefly describe the feature with the defect, damage, or deficiency. • Photos or images must be provided for each physical defect, damage, or deficiency. These display in Site 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.
Site defect image Field 4.100.1
When: IF DefectComponentLabelType = "Other"
A free-form text field that specifies the enumeration when the value of Other is used for Defect Component Label Type.
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.
Site defect caption Field 4.100.2
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.
Site defect location Field 4.101
When: Required for each defect, damage, or deficiency
For the Site section, choose Other and 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.
Site defect description Field 4.102
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.
Defect affects soundness or structural integrity Field 4.103
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.
Site defect recommended action Field 4.104
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.
Opinion of site value Field 4.105
When: Required if Site Value Developed by Appraiser is Yes
The dollar value estimated for the property site (e.g., land that is improved so that it is ready to be used for a specific purpose). Can be 0, such as when Property Rights Appraised is Leasehold.
Maps to Opinion of Site Value on the UAD 2.6 Form 1004.
Primary site valuation method Field 4.106
When: Required if Site Value Developed by Appraiser is Yes
The method by which the site value is calculated. • Allocation • Extraction • Sales Comparison • Other (Describe)
No UAD 2.6 field is listed for it in the cross-reference guide.
Land comparable number Field 4.107
When: Required for each land comparable
Land Comparable #
No UAD 2.6 field is listed for it in the cross-reference guide.
Land comparable address Field 4.108
When: If available for each land comparable
Land Comparable Street Address If the street address is unavailable or has not yet been assigned, provide any information necessary to identify the property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Land comparable county Field 4.109
When: Required for each land comparable
Name of the county or parish as defined by the state. Note: If the land comparable is not located in any county (e.g., located in an independent city), enter the name of the local municipality or district in which the property is located.
No UAD 2.6 field is listed for it in the cross-reference guide.
Land comparable data source Field 4.110
When: Required for each land comparable
Land Comparable Data Source • Assessor Record • Builder or Developer • Data Aggregator • Exterior Inspection • HOA • Land Survey • Lender • MLS • Previous Appraisal File • Property Owner • Real Estate Agent • Zoning • Other (Describe)
Partly maps to Data Source(s) on the UAD 2.6 Form 1004.
Land comparable parcel number Field 4.111
When: If available for each land comparable
A number assigned to parcels of real property by the tax assessor of a particular jurisdiction for purposes of identification and record-keeping.
No UAD 2.6 field is listed for it in the cross-reference guide.
Land comparable site size Field 4.112
When: Required for each land comparable
The total area of the site, including all parcels. • For area less than 1 acre, use square feet in whole numbers (e.g., 27,840 sq. ft.). • For area that is 1 acre or more, use acres to 2 decimals (e.g., 1.25 acres). • If using the metric system, for area less than 1 hectare, use square meters in whole numbers (e.g., 7,500 sq. m.). • If using the metric system, for area that is 1 hectare or more, use hectares to 2 decimals (e.g., 1.25 hectares).
No UAD 2.6 field is listed for it in the cross-reference guide.
Land comparable sale date Field 4.113
When: Required for each land comparable
The date of the transfer of ownership of real property as recognized in the jurisdiction in which it is located.
No UAD 2.6 field is listed for it in the cross-reference guide.
Land comparable sale price Field 4.114
When: Required for each land comparable
Sale Price
No UAD 2.6 field is listed for it in the cross-reference guide.
Site value reconciliation Field 4.115
When: Required if Site Value Developed by Appraiser is Yes
Commentary should include information pertinent to the Opinion of Site Value that is not captured in the discrete data, or additional details to support the discrete data that is provided, including access, utilities, zoning, views, or site influences of the land comparables in relation to the subject.
Maps to Support for the Opinion of Site Value on the UAD 2.6 Form 1004.
Site commentary Field 4.116
When: If applicable
Commentary could include information pertinent to the Site section that is not captured in the discrete data, or additional details to support the discrete data that is provided.
Maps to Neighborhood Description Market Conditions Amenities Patio/Deck Description Amenities Pool Description Amenities Fence Description Amenities Porch Description on the UAD 2.6 Form 1004.
Additional site exhibit image Field 4.117.1
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.
Additional site exhibit caption Field 4.117.2
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.
Land comparables map image Field 4.118.1
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.
Land comparables map caption Field 4.118.2
When: If a caption is provided for this image.
An additional caption may be provided to further identify the image. The exact delivery mapping for this printed caption ID remains under review.
Property boundaries image Field 4.119.1
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.
Property boundaries caption Field 4.119.2
When: If a caption is provided for this image.
An additional caption may be provided to further identify the image. The exact delivery mapping for this printed caption ID remains under review.