Uniform Residential Appraisal Report (Form 1004)

The Most Commonly Used Form in Real Estate Appraisal

The Uniform Residential Appraisal Report (URAR) is widely considered to be one of the most common forms used in real estate appraisal. The form, which allows for standard reporting and analysis of single family dwellings, applies to a one-unit property or one-unit property with an accessory unit. This includes a unit in a planned development. The form is not for manufactured homes, or condominium units.

A URAR form, also known as Fannie Mae Form 1004, contains information needed to complete a full appraisal of a property using three primary approaches to determine value: cost approach, sales comparison approach and income approach. Common sections featured on a URAR form include:

• Basic information including address, legal description, owner’s and/or borrower’s names
• Information on the contract for sale
• Information pertaining to the size, shape, zoning and access to utilities as well as FEMA flood-zone information
• Data indicating physical characteristics of the subject property such as age, materials and condition
• Analysis of comparison to recent sales of similar properties.

A URAR form allows an appraiser to document observations based off of the following actions:

• A complete visual inspection of the interior and exterior areas of the subject property (including descriptive photos of the property, as well as exterior building sketch indicating dimensions).
• An inspection of the surrounding neighborhood (including street map showing location of subject property).
• An inspection of each of the comparable sales from at least the street (including descriptive photographs of comparable sales).
• Research, verification and analysis of data from reliable public and/or private sources.
• A summary of an appraiser’s analysis, opinions and conclusions in this appraisal report.