What a VA Appraisal Is (and What It Isn't)

A VA appraisal does two things. It confirms the home is worth what you agreed to pay for it. And it confirms the home meets the VA's Minimum Property Requirements (MPRs). Those requirements cover safety, soundness, and sanitation — not paint colors or dated kitchens.

This is one of the biggest points of confusion we see with buyers using VA loans. Many assume the VA appraisal is thorough enough to replace a home inspection. It isn't. The appraiser is not looking behind walls, testing outlets, or checking the HVAC system from top to bottom. They are looking for visible problems that affect whether the home is safe and livable. A licensed home inspection goes much deeper — and we recommend getting one regardless of what the VA appraisal says.

The other thing buyers often get wrong: the buyer doesn't order the VA appraisal. The lender does. Once you're under contract, the lender requests the appraisal through the VA's portal, and the VA assigns a certified, independent appraiser. You don't get to pick the appraiser. That setup exists to keep the process unbiased. The VA home loan program has helped more than 28 million veterans and service members achieve homeownership since 1944, according to the Department of Veterans Affairs — and consistent appraisal standards are part of what makes that possible.

What VA Appraisers Actually Check

Minimum Property Requirements in Plain Language

MPRs are the VA's list of conditions a home must meet before a VA loan can close. They are not cosmetic standards. The appraiser is not penalizing the seller for old carpet or a dated bathroom. They are looking for conditions that affect health, safety, or the structural integrity of the home.

According to the VA Lender's Handbook (Pamphlet 26-7), appraisers must identify any conditions that affect the safety, soundness, or sanitation of the property as part of MPR review. Common items that can trigger a required repair include peeling or chipping paint on homes built before 1978 (lead-paint risk), roofs that are at or near the end of their life, broken windows, missing handrails on stairs, exposed electrical wiring, and inadequate heating for the local climate. Evidence of pest damage or active termite infestation can also stop the process.

If the appraiser finds one of these issues, they note it in the report as a required repair. The repair has to be completed and verified before the loan can close. That is the step that catches a lot of buyers off guard — especially when a seller is reluctant to fix something they consider minor.

How Long a VA Appraisal Takes

Plan on 10 to 21 business days from the time the lender orders the appraisal to when the report comes back. That is the standard range the VA works within, but it is not guaranteed. The actual turnaround depends on appraiser availability in the area where the property is located.

This is where local market context matters a lot. In urban areas like Denver, Orlando, or Tampa, VA-certified appraisers are easier to find and timelines usually stay within the normal range. But for Colorado buyers purchasing in mountain communities like Summit County, Routt County, or the San Luis Valley, VA-certified appraisers are sparse. We regularly see timelines stretch to 25 or even 30 business days in those markets. The same is true for rural parts of northern Florida. If you're buying in one of these areas, build extra time into your contract. A standard 21-day appraisal contingency may not be enough.

On cost: the VA sets maximum allowable appraisal fees by state. For most single-family homes, the fee runs between $500 and $900, per the VA's fee schedule. The buyer typically pays this fee at or before closing. It is separate from other closing costs. To understand where the appraisal fits into the full home buying timeline, it helps to see how all the moving pieces connect — appraisal, underwriting, and clear-to-close each have their own windows.

What the Notice of Value Means

When the appraisal is done, the VA appraiser issues a Notice of Value (NOV) to the lender. The NOV states the home's appraised value and lists any required repairs. This document drives what happens next.

There are three basic outcomes. First, the home appraises at or above the purchase price and no repairs are required. That is the clean path — the file moves to underwriting and toward closing. Second, the appraisal comes back with required repairs. Those repairs must be completed and re-inspected before the loan can proceed. The seller usually handles repairs, but the buyer can pay for them in some cases. Third, the home appraises below the purchase price. That situation gets its own section below because there are real options — and getting this wrong early can delay closing or change your loan options entirely, which is why it's worth talking through your situation before you go too far down a path.

Borrowers also have a right to challenge the NOV if they believe the value is wrong. Borrowers have 10 business days after receiving the Notice of Value to submit a formal Reconsideration of Value request directly to the lender. That right comes from VA Circular 26-24-13, which updated the reconsideration of value process to give buyers a clearer path to dispute appraiser conclusions.

"When the NOV comes in with required repairs, buyers often assume the seller will just say no and the deal will fall apart. In our experience, most sellers would rather fix a window or paint some trim than lose a VA buyer and start over. The appraiser flagging an issue is not a death sentence for the deal. It's a negotiation point."

Reed Letson, Owner, Elevation Mortgage

When the Appraisal Comes in Below Value

Understanding Tidewater

Tidewater is a step that happens before the appraisal is even finalized. If the VA appraiser believes the home's value may come in below the purchase price, they must issue a Tidewater notice to the lender before completing the report. Per VA Pamphlet 26-7, when Tidewater is initiated, interested parties have 5 business days to provide additional comparable sales data to the appraiser before the appraisal is finalized.

Most buyers panic when they hear the word Tidewater. Don't. It is actually one of the few moments in this process where you have real input before a number gets locked in. Your agent and lender can pull recent, relevant comp sales and submit them to the appraiser. If those comps support the purchase price, the appraiser can use them. The final value may still come in low — but at least you had a chance to make the case. Tidewater is not a red flag. It's an early warning system that gives you 5 days to respond.

Your Options When Value Comes in Low

If the appraisal still comes in below the purchase price after Tidewater — or if Tidewater wasn't triggered and the NOV just comes in short — you have three real options. You can negotiate with the seller to lower the purchase price to match the appraised value. You can pay the difference in cash between the appraised value and the purchase price (the VA loan will only finance up to the appraised value). Or you can walk away and get your earnest money back under the appraisal contingency.

You can also formally challenge the value through a Reconsideration of Value (ROV) request, as noted above. The ROV process works best when you can point to specific comparable sales the appraiser didn't use. A random objection without data won't move the number. This is exactly the kind of decision where working with a lender who knows the VA appraisal process closely makes a real difference — the right comps, submitted the right way, at the right time.

Common Mistakes with VA Appraisals

Skipping the Home Inspection

Buyers think the VA appraisal covers the home's condition in full. It doesn't. The appraiser checks for visible MPR issues. A home inspector checks the mechanical systems, plumbing, roof from the inside, and much more. We see buyers skip the inspection to save $400 and then discover a $15,000 HVAC problem after closing.

Not Building Enough Time into the Contract

Buyers in rural Colorado or rural Florida often write contracts with a standard 21-day appraisal window. In those markets, that timeline is too tight. If the appraisal runs long, the buyer either has to request an extension or risk losing their contingency protection. Build 30 days in if you're buying outside a major metro.

Treating Tidewater as a Deal-Killer

Tidewater is not the same as a low appraisal. It is a notice that low value is possible — not confirmed. Buyers who respond quickly with strong comps give themselves a real chance to influence the final number. Buyers who do nothing lose that window entirely.