UAD 3.6 Appraisal Report Validator API

Beta. Structural checks of a UAD 3.6 URAR appraisal file against the GSE-published delivery specification and compliance rules. Product page and free test form.

Endpoint

Request

Send the file itself as the request body, up to 4.4 MB (HTTP 413 above that). A ZIP must hold exactly one UAD XML file (MESSAGE root); its PDF and photos are not checked. If the package is over the limit because of photos, send the XML file on its own.

Rejected with HTTP 400 and not charged: an empty body, a file that is not well-formed XML, DOCTYPE or entity declarations, a root that is not the MISMO MESSAGE element, a MISMOReferenceModelIdentifier other than 3.6, a missing or non-URAR report type (Appraisal Update and Completion Reports included), a ZIP without exactly one UAD XML file, an invalid asOf. A URAR file with problems is not an input error: it gets a completed FAIL report, and that run is charged.

Coverage

The whole file is checked; nothing is sampled. Sources: Appendix A-1: URAR Delivery Specification (UAD Delivery Spec 1.4) and Appendix H-1: URAR Compliance Rules (UAD Compliance Rules v1.5).

• Delivery specification: 810 data point and attribute locations, with their supported values, formats, required flags and repeat limits. See rule IDs.
• Compliance rules: 585 of 728 implemented (480 fatal, 105 warning). A rule is evaluated for each property and container instance it applies to, with three-valued logic: when the file leaves a condition undetermined (a value the condition needs is missing or ambiguous), the rule does not fire. The rest are listed below.
• Not checked: MISMO XSD schema validation, GSE proprietary findings, the PDF and photos in a package, and whether values are true.

Tested against the twelve GSE sample scenarios for UAD 3.6 (single-family, condominium, cooperative, manufactured home and 2- to 4-unit): every one passes with no findings when checked as of its signature date. Where this validator and the Delivery Specification differ, the Delivery Specification controls. SpreadRun is not affiliated with or endorsed by Fannie Mae or Freddie Mac.

Report

Rule IDs

Compliance rule findings use the GSE message ID (UAD and four digits) and its message text, with Fatal rules as errors and Warning rules as warnings. Delivery specification checks use these IDs:

Example responses

A paid check of the synthetic URAR sample with asOf=2019-09-20, and a demo check of the sample with six deliberate errors. Both generated by running the real endpoint code. The paid example's report is shortened here to its first fields.

{
  "requestId": "7f3c2a1e-5b8d-4c6f-9e0a-1d2b3c4d5e6f",
  "api": "uad-36-appraisal-validator",
  "mode": "paid",
  "charged": true,
  "priceCents": 100,
  "balanceCents": 825,
  "report": {
    "schemaVersion": 1,
    "status": "PASS",
    "reportType": "URAR",
    "reportContentIdentifier": "URAR Delivery Specification v1.4",
    "mismoReferenceModelIdentifier": "3.6.0366",
    "input": {
      "container": "xml",
      "xmlBytes": 143406,
      "note": null
    },
    "properties": {
      "PropertyAnalyzedNotUsed": 5,
      "SalesComparable": 3,
      "SubjectProperty": 1
    },
    "findingCount": 0,
    "findingCounts": {
      "error": 0,
      "warning": 0
    },
    "ruleCounts": {},
    "findings": [],
    "findingsTruncated": false,
    "coverage": {
      "complianceRulesTotal": 728,
      "complianceRulesEvaluated": 585,
      "complianceRulesNotImplemented": [
        "143 rule IDs"
      ],
      "deliverySpecChecks": [
        "A1-UNKNOWN",
        "A1-ENUM",
        "A1-FORMAT",
        "A1-EMPTY",
        "A1-REQUIRED",
        "A1-CARDINALITY"
      ],
      "sampling": "none: every element in the file is checked"
    },
    "sources": {
      "a1": {
        "title": "Appendix A-1: URAR Delivery Specification",
        "sheet": "UAD Delivery Spec 1.4"
      },
      "h1": {
        "title": "Appendix H-1: URAR Compliance Rules",
        "sheet": "UAD Compliance Rules v1.5"
      }
    },
    "inputSha256": "bd92ed33abad081caf83e416d495113b2aac86d77a2cb87e7b0e5721c32a0241",
    "scope": "Structural checks against the GSE-published UAD 3.6 URAR delivery specification and compliance rules. A PASS does not mean UCDP acceptance, and this is not legal or compliance advice.",
    "asOf": "2019-09-20"
  }
}

[
  {
    "severity": "error",
    "ruleId": "A1-ENUM",
    "path": "/MESSAGE/DOCUMENT_SETS/DOCUMENT_SET/DOCUMENTS/DOCUMENT/DEAL_SETS/DEAL_SET/DEALS/DEAL/SERVICES/SERVICE/VALUATION/VALUATION_RESPONSE/VALUATION_ANALYSES/VALUATION_ANALYSIS/PROPERTIES/PROPERTY[1]/PROPERTY_DETAIL/NativeAmericanLandsIndicator",
    "message": "NativeAmericanLandsIndicator is not a supported UAD value. Supported: false, true.",
    "specReference": "0100.0054"
  },
  {
    "severity": "error",
    "ruleId": "A1-ENUM",
    "path": "/MESSAGE/DOCUMENT_SETS/DOCUMENT_SET/DOCUMENTS/DOCUMENT/DEAL_SETS/DEAL_SET/DEALS/DEAL/SERVICES/SERVICE/VALUATION/VALUATION_RESPONSE/VALUATION_ANALYSES/VALUATION_ANALYSIS/PROPERTIES/PROPERTY[1]/PROPERTY_DETAIL/OverallConditionRatingCode",
    "message": "OverallConditionRatingCode is not a supported UAD value. Supported: C1, C2, C3, C4, C5, C6.",
    "specReference": "1600.0006"
  },
  {
    "severity": "error",
    "ruleId": "A1-FORMAT",
    "path": "/MESSAGE/DOCUMENT_SETS/DOCUMENT_SET/DOCUMENTS/DOCUMENT/DEAL_SETS/DEAL_SET/DEALS/DEAL/SERVICES/SERVICE/VALUATION/VALUATION_RESPONSE/VALUATION_ANALYSES/VALUATION_ANALYSIS/VALUATION_REPORT/VALUATION_RECONCILIATION/VALUATION_RECONCILIATION_SUMMARY/VALUATION_RECONCILIATION_SUMMARY_DETAIL/AppraisalReportEffectiveDate",
    "message": "AppraisalReportEffectiveDate must be a date in YYYY-MM-DD format.",
    "specReference": "1300.0012"
  },
  {
    "severity": "error",
    "ruleId": "A1-REQUIRED",
    "path": "/MESSAGE/DOCUMENT_SETS/DOCUMENT_SET/DOCUMENTS/DOCUMENT/DEAL_SETS/DEAL_SET/DEALS/DEAL/SERVICES/SERVICE/VALUATION/VALUATION_RESPONSE/VALUATION_ANALYSES/VALUATION_ANALYSIS/PROPERTIES/PROPERTY[1]/ADDRESS/PostalCode",
    "message": "PostalCode is required in every ADDRESS by the delivery specification.",
    "specReference": "0100.0011"
  }
]

Compliance rules not implemented

143 rules. None of them can produce a finding. Each needs a reading the published rule text does not settle, so it is left out rather than guessed.

Evident typos in the published rule text that were corrected so the rule can run: UAD1097 ("in in" read as "in"); UAD1099 ("IMRPOVEMENT" read as "IMPROVEMENT"); UAD1108 ("ConstructionMethod" read as "ConstructionMethodType"); UAD1110 ("ConstructionMethod" read as "ConstructionMethodType"); UAD1116 ("ConstructionMethod" read as "ConstructionMethodType"); UAD1117 ("ConstructionMethod" read as "ConstructionMethodType"); UAD1119 ("ConstructionMethod" read as "ConstructionMethodType"); UAD1120 ("ConstructionMethod" read as "ConstructionMethodType").

Errors

See the shared error table. Example input error (HTTP 400, not charged):

{
  "error": {
    "code": "input_error",
    "message": "The root element must be MESSAGE in the MISMO residential namespace (http://www.mismo.org/residential/2009/schemas). This does not look like a MISMO appraisal file.",
    "requestId": "7f3c2a1e-5b8d-4c6f-9e0a-1d2b3c4d5e6f",
    "charged": false
  }
}

Code samples

# XML file
curl -X POST "https://www.spreadrun.com/api/v1/uad-36-appraisal-validator" \
  -H "Authorization: Bearer $SPREADRUN_API_KEY" \
  -H "Content-Type: application/xml" \
  --data-binary @appraisal.xml

# UAD 3.6 ZIP package, date rules as of the signature date
curl -X POST "https://www.spreadrun.com/api/v1/uad-36-appraisal-validator?asOf=2026-09-15" \
  -H "Authorization: Bearer $SPREADRUN_API_KEY" \
  -H "Content-Type: application/zip" \
  --data-binary @appraisal_package.zip