Property type·10 min read·Sample: SF1–SF5
Completing a single-family URAR in UAD 3.6
A walk-through of the detached single-family assignment using the five SF sample scenarios — from subject identification through the cost approach and reconciliation.
Ask the copilot about this guide — it has read the whole hub and cites what it uses.
The single-family detached assignment is the baseline every other property type builds on. The five SF sample use cases published with UAD 3.6 deliberately exercise different paths — cost approach present vs. absent, site value provided, an accessory dwelling unit, and a spread of condition ratings — so they are the best teaching set to learn the form.
SF1 is a traditional appraisal of a detached, site-built home (built 2004, FeeSimple), appraised Subject-To at $491,000, with 3 sales comparables. Open it as you read.
Subject identification
The subject property's physical address is the anchor of the report. Address line, city, county, state, and postal code are each independently required.
- Rule logic
If AddressLineText is not provided- Fix
- Provide the subject's physical street address. Note this is scoped to the SubjectProperty — a present address on your comparables does not satisfy it.
- Seen in a sample
123 Falling Tree Ctin Single-family (SF1)
Estate / ownership interest
PropertyEstateType captures how the interest is held. For most detached single-family work this is FeeSimple. When it is Leasehold or Other, additional fields open up.
- Rule logic
If PropertyEstateType = "Other" and PropertyEstateTypeOtherDescription is not provided- Fix
- If you select 'Other' for the estate type, you must describe it. Choosing 'Other' without the description is a Fatal edit.
Improvements and year built
Each structure is modeled as an IMPROVEMENT_DETAIL with an ImprovementType (Dwelling, Outbuilding, and so on). Dwellings carry requirements that outbuildings do not.
- Rule logic
If ImprovementType = "Dwelling" and PropertyStructureBuiltYear is not provided in a given instance of IMPROVEMENT_DETAIL- Fix
- Provide the year built for every dwelling structure. The rule is evaluated per structure, so a missing year on any one dwelling fires.
- Seen in a sample
2004in Single-family (SF1)
Cost approach & site value
When the cost approach is used, the site value becomes required. See the dedicated cost-approach guide for the full conditional chain — it is the single most common source of avoidable Fatal edits on SF reports.
Reconciliation
The opinion of market value is sanity-checked for reasonableness as well as presence.
- Rule logic
If OpinionOfValueAmount > 1,000,000,000- Fix
- The opinion of value must be under a billion dollars — a guardrail against a mistyped or mis-scaled figure.
- Seen in a sample
$491,000in Single-family (SF1)
Keep reading
- Condominium appraisals in UAD 3.6Project data, ownership interest, and unit-level modeling for attached condominium units — using the two condo sample scenarios.8 min
- Cooperative (co-op) appraisals in UAD 3.6Why co-ops model ownership differently, and what that means for the estate type and interest fields — using the Coop1 sample scenario.7 min