When you use a VA loan to purchase a home, the VA requires an appraisal that goes beyond just estimating value. It also checks that the property meets VA Minimum Property Requirements (MPRs) — ensuring the home is safe, sanitary, and structurally sound. Understanding this process before you make an offer can save you thousands. Review our step-by-step VA loan process to see where the appraisal fits in.
What It Means
A VA-assigned appraiser visits the property and produces two findings: (1) an estimated market value, and (2) a determination of whether the home meets MPRs. Unlike a conventional appraisal, a VA appraisal can require the seller to make repairs before the loan can close. This protects veterans from purchasing homes with major defects.
Requirements
The VA appraiser will check the following:
- Roof: Must have at least 2 years of remaining life. No leaks or missing shingles.
- Foundation: No significant cracks or evidence of settling that compromises structural integrity.
- Electrical: All outlets must be grounded, panel must be safe, no exposed wiring.
- Plumbing: Hot and cold running water, no major leaks, working sewage system.
- Heating: Property must have working heat capable of maintaining 50°F in all rooms.
- Pest inspection: Required in many states — evidence of active termite infestation is a fail.
- Lead paint: Homes built before 1978 require inspection for deteriorating paint.
- Access: Property must have a safe, all-weather road access to the front door.
- Space: Must have adequate space for living, sleeping, cooking, and sanitation.
- No health hazards: No mold, asbestos, or environmental contamination.
Examples
Example 1 — Passes easily: A 2015-built suburban home with a new roof passes the VA appraisal with no conditions. The value comes in at $420,000 — matching the purchase price.
Example 2 — Repair required: A 1978 ranch home has peeling exterior paint. The appraiser requires the seller to scrape, prime, and repaint before closing. Seller agrees, repairs are made, and the loan closes.
Example 3 — Low appraisal: Home is listed at $400,000 but appraises at $380,000. The veteran can renegotiate the price, pay the $20,000 gap out of pocket, or walk away — a VA "escape clause" protects them from losing their earnest money.
Tips
- Ask the seller's agent for any prior inspection reports before making an offer — red flags there often become VA appraisal issues.
- Include an appraisal contingency in your offer so you can exit if the value or MPRs fail.
- For condos, the entire project must be on the VA's approved condo list. See our guide on VA loan condo approval.
- The VA appraisal is NOT a substitute for a home inspection — always get your own inspection too.
- Use the VA loan process page to understand the full timeline including when appraisals occur.
Frequently Asked Questions
Q: Who pays for the VA appraisal?
A: The buyer (veteran) typically pays the appraisal fee, which ranges from $400–$900 depending on the location and property type.
Q: Can the seller refuse to make VA-required repairs?
A: Yes. But the veteran can then walk away or negotiate. The VA escape clause allows the buyer to exit without losing earnest money if MPRs are not met.
Q: How long does a VA appraisal take?
A: Typically 5–10 business days from the order date. In high-demand areas it can take longer.
Q: Can I dispute a low VA appraisal?
A: Yes — through the Reconsideration of Value (ROV) process if you have comparable sales data to support a higher value. Contact our team for guidance.
