What is the Uniform Appraisal Dataset? (e.g. C2, Q1)

Last Updated: September 4, 2013

This article explains definitions and shows some commonly used abbreviations for the UAD, or Uniform Appraisal Dataset. The UAD is a key component of the UMDP (Uniform Mortgage Data Program), which defines all fields required for an appraisal submission for specific appraisal forms and standardizes definitions and responses for a key subset of fields.

The UAD standardized response requirements include:

  • Standardized formats for fields that include dates, currency and other values
  • Allowable values from a list of choices provided for certain fields
  • Standardized abbreviations to allow more information to fit on the printed appraisal forms
  • Standardized ratings and definitions for the “Condition” and “Quality” of the property and “Updated/Remodeled” status

Appraisers must follow standardized “condition” and “quality” ratings within the appraisal report. Please note that changes to Condition or Quality Ratings do not affect the value calculation in RPR's Sales Comp Analysis. Adjustments to these values must be entered manually.

The ratings are as follows:

Condition Ratings

C1: The improvements have been very recently constructed and have not previously been occupied. The entire structure and all components are new and the dwelling features no physical depreciation.

C2: The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category either are almost new or have been recently completely renovated and are similar in condition to new construction.

C3: The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained.

C4: The improvements feature some minor deferred maintenance and are in need of some significant repairs. Some building components have been adequately maintained and are functionally adequate.

C5: The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence.

C6: The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including man or most major components.

Quality Ratings

Q1: Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified use. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are exceptionally high quality.

Q2: Dwellings with this quality rating are often custom designed for construction on an individual property owner’s site. However, dwellings in this quality grade are also found i high-quality tract developments featuring residences constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high-quality exterior ornamentation, high-quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are of exceptionally high quality.

Q3: Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on an individual property owner’s site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from “stock” standards.

Q4: Dwellings with this quality meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades.

Q5: Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive stock materials with limited refinements and upgrades.

Q6: Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard non-conforming additions to the original structure.

Also note that in UAD format, bathrooms are denoted as 1.1, 2.1, 3.2, etc., where the whole number is the number of full baths and the decimal indicates half (or partial) baths. A house with 2.1 baths has two full and one half bath.

The following are some commonly used abbreviations within the various fields of the appraisal reports:

ac                     Acres

AdjPrk              Adjacent to Park

AdjPwr              Adjacent to Power Lines

A                      Adverse

ArmLth             Arm Length Sale

ba                     Bathroom(s)

br                     Bedroom

B                      Beneficial

Cash                 Cash

CtySky              City View Skyline View

CtyStr               City Street View

Comm               Commercial Influence

c                       Contracted Date

Conv                 Conventional

CrtOrd               Court Ordered Sale

DOM                Days on Market

e                       Expiration Date

Estate                Estate Sale

FHA                 Federal Housing Authority

GlfCse               Golf Course

Glfvw                Golf Course View

Ind                    Industrial

in                     Interior only Stairs

Lndfl                 Landfill

LtdSght             Limited Sight

Listing              Listing

Mtn                  Mountain View

N                      Neutral

NonArm            Non-Arms Length Sale

BsyRd               Busy Road

o                      Other

Prk                   Park View

Pstrl                  Pastoral View

PwrLn               Power Lines

PubTrn              Public Transportation

rr                      Recreational (Rec) Room

Relo                  Relocation Sale

REO                 REO Sale

Res                   Residential

RH                   USDA - Rural Housing

s                       Settlement Date

Short                 Short Sale

sf                      Square Feet

Unk                  Unknown

VA                   Veterans Administration

w                      Withdraw Date

wo                    Walk Out Basement

wu                    Walk Up Basement

WtrFr                Water Frontage

Wtr                   Water View

Woods              Woods View


For more information and complete UAD definitions, try these resources:

Fannie Mae:  https://www.fanniemae.com/singlefamily/uniform-appraisal-dataset

Freddie Mac: http://www.freddiemac.com/sell/secmktg/uniform_appraisal.html