UAD requires you to state the physical city that the property is located, not the USPS city. Do not put anything else....just explain it in the addendum.
When the USPS is a different city, I put this in the addendum to make it crystal clear to what you must do.
SUBJECT CITY
The subject is physically located in the city of XXXXX. This was confirmed through the county as well as confirmed city limit and zoning maps. The USPS mailing city name for this zip code is "YYYYY". The appraiser is required to state the physical address in the form.
Note: There is some misinformation about the UAD address requirements due to the wording of the original UAD Field-Specific Standardization Requirements and the non-revised FAQs. The original UAD Field-Specific Standardization Requirements (Document Version 1.1) stated: "The appraiser must enter an address that conforms to the United States Postal Service (USPS) address standards in Publication 28". However, this caused much confusion as to whether to use the mailing address or the physical property address formatted to conform to USPS standards. Therefore, Fannie Mae revised the UAD Field-Specific Standardization Requirements from the original version to clarify which address to use in the report. The subsequent updated versions, including the latest Version 1.6 (updated November 22, 2013) now states: "The appraiser must enter the physical property address in a format that conforms to the United States Postal Service (USPS) address standards in Publication 28 ... The subject address must be populated consistently throughout the form." Formatting to USPS standards does NOT mean to change the physical city name to the postal city name, but rather format the physical address to the postal standards. The USPS Publication 28 defines "standardized address"; In Chapter 2, titled "Postal Addressing Standards" it states: "A standardized address is one that is fully spelled out, abbreviated by using the Postal Service standard abbreviations".
In summary, the UAD requires the physical address formatted (arranged) to USPS standards, meaning the street type and direction are abbreviated and arranged correctly to USPS standards. To enter any other address than the actual physical address into this report would be misleading, resulting in violation of USPAP and State Law. Unless noted, a physical city that has a different mailing city has no adverse affect on value. The actual physical city is XXXXX and the physical property address is stated in correct format of USPS standards; Therefore, the subject's physical address is correctly populated consistently throughout the form in compliance to the stated UAD updated requirements. The Version 1.6 of the UAD Field-Specific Standardization Requirements, (updated November 22, 2013) supersedes any and all instructions, requirements, FAQs or guidelines that were written prior to November 22, 2013.
