source:
  type: guide
  id: fnma-sel-b4-1.2-02
  authority: Fannie Mae Selling Guide B4-1.2-02 — Desktop Appraisals
  description: Fannie Mae Selling Guide B4-1.2-02 — Desktop Appraisals.
  coverage_tier: operative
obligations:
- id: fnma-sel-b4-1.2-02-full
  canonical_id: fnma-sel-b4-1.2-02-full
  section: Fannie Mae Selling Guide B4-1.2-02 — Desktop Appraisals
  type: do
  tags:
  - regulator-direct
  - fnma
  - selling-guide
  - corpus-expansion
  - tier-operative
  primary_source:
    tier: 1
    authority: Fannie Mae Selling Guide B4-1.2-02 — Desktop Appraisals
    source_class: fnma-guide
    source_url: https://singlefamily.fanniemae.com/media/document/pdf/selling-guide
    snapshot_id: 5f7b8b79da595d76
    fetched_at: '2026-05-25T14:09:57Z'
    content_hash: sha256:98cf85a02861bbe84914a0e339b327c8fc131869a8a573882007bbeea60c5701
    paragraph_quote: 'B4-1.2-02, Desktop Appraisals (12/10/2025) Introduction This
      topic contains information on desktop appraisals, including: Overview Completing
      the Form 1004 Desktop Eligible Transactions Ineligible Transactions Representations
      and Warranties Uniform Appraisal Dataset (UAD) 3.6 Policy Overview For certain
      loan caseﬁles, DU oﬀers desktop appraisals. A desktop appraisal reported on
      the Uniform Residential Appraisal Report (Desktop) (Form 1004 Desktop) is permitted
      for certain transactions. The minimum scope of work for Form 1004 Desktop does
      not include a current inspection of the subject property or comparable sales
      by the appraiser; the appraiser relies on data obtained from alternative methods
      or sources to identify property characteristics and condition. Completing the
      Form 1004 Desktop Subject property information may be obtained from one or more
      data sources. The appraiser can accept data, photos, ﬂoor plans, and other information
      from a party who has a ﬁnancial interest in the sale or ﬁnancing of the property
      if the appraiser veriﬁes such data from a disinterested source. The appraiser
      must determine if the information is accurate and reliable to produce a credible
      report, which includes the features, quality, and condition of the subject property.
      Virtual inspection methods (including digital photos or videos) or other technological
      solutions (such as a machine-generated ﬂoor plan) can augment the data and imagery
      used for a desktop appraisal. Information provided by the homeowner, potential
      borrower, or a third party can be used to develop the description of the interior
      and exterior of the improvements. Extraordinary assumption(s) or appraisals
      made "subject to" veriﬁcation of the subject property''s condition, quality,
      or physical characteristics are not permitted. The lender remains responsible
      for the description of the property, and the accuracy and of all data on the
      Published May 6, 2026 536 appraisal that pertains to the property. This includes
      the property''s condition and quality ratings. The lender is also responsible
      for ensuring the property meets the property eligibility requirements in this
      Selling Guide. Lastly, the lender remains responsible for any life-of-loan representations
      and warranties that may apply to the property or the appraisal. Exhibits: Form
      1004 Desktop requires the same exhibits as traditional appraisals, plus a ﬂoor
      plan. The Square Footage-Method for Calculating: ANSI Z765-2021 standard is
      not required for desktop appraisals but encouraged when feasible. See B4-1.2-01,
      Appraisal Report Forms and Exhibits for additional information. Entry of Appraisal
      Assignment Type: The appraiser must provide the Appraisal Assignment Type and
      supporting details (located in the Additional Comments section of the appraisal
      report) as shown in the following table. Field Labels Required Entry Appraisal
      Assignment Type "DesktopAppraisal" Subject Property Data Collection Method "Other"
      Subject Property Data Collection Date Null Subject Property Data Workforce Null
      DU Messaging: For loan caseﬁles that are eligible for a desktop appraisal option,
      DU will issue a message informing the lender they can choose to obtain an appraisal
      reported on Form 1004 Desktop. DU will also issue messages for other appraisal
      options. The lender may select from any of the options presented, which may
      include a desktop appraisal, hybrid appraisal, or traditional appraisal. Eligible
      Transactions To be eligible for a desktop appraisal, transactions must meet
      the following criteria: one-unit property (including those with an ADU and units
      in a PUD), principal residence, purchase transaction (including new construction),
      LTV ratio less than or equal to 90%, and DU loan caseﬁle that receives an Approve/Eligible
      recommendation. Ineligible Transactions The following transactions are not eligible
      for a desktop appraisal: two- to four-unit properties; condo and co-op units;
      Published May 6, 2026 537 manufactured homes; construction-to-permanent loans
      (single-close and two-close); second homes and investment properties; all reﬁnances;
      HomeReady, HomeStyle Renovation, and HomeStyle Refresh loans; Community Seconds
      with a subsidized sales price; community land trusts, or other properties with
      resale price restrictions, which include loan caseﬁles using the Aﬀordable LTV
      feature; DU loan caseﬁles that receive an Ineligible recommendation; and manually
      underwritten loans. Representations and Warranties When a desktop appraisal
      is reported on Form 1004 Desktop and submitted through the UCDP, the appraisal
      will be scored by Collateral Underwriter (CU). All eligible loans with a desktop
      appraisal that receive a CU risk score of 2.5 or less are eligible for enforcement
      relief of certain representations and warranties related to the appraisal value
      of the subject property (see A2-2-06, Representations and Warranties on Property
      Value for complete requirements and additional information). Uniform Appraisal
      Dataset (UAD) 3.6 Policy Lenders using UAD 3.6 must follow the requirements
      in the UAD 3.6 Policy Supplement . Recent Related Announcements The table below
      provides references to recently issued Announcements that are related to this
      topic. Announcements Issue Date Announcement SEL-2025-10 December 10, 2025 Announcement
      SEL-2025-04 June 04, 2025 Announcement SEL-2025-01 February 05, 2025 Announcement
      SEL-2022-10 December 14, 2022 Announcement SEL-2022-03 April 06, 2022 Announcement
      SEL-2022-01 February 02, 2022 Published May 6, 2026 538'
  judgment: false
