Many sellers and agents believe that a VA appraisal is harder to get through than other appraisals. That belief costs veterans homes, because good offers get turned down over a process that few people have had explained to them.
I am Scott Carlin, a 20-year Air Force veteran and the broker behind TrueVet Mortgage. I served at Eglin AFB and Patrick SFB, and I help veterans buy homes in Florida and Texas. Here is what the VA loan appraisal really checks, what changed in 2026, and what to do when it does not go your way.
The VA appraisal has two jobs
A conventional appraisal answers one question: what is this house worth? The VA appraisal answers that question and a second one: does the house meet the VA’s basic condition standards?
Those standards are the Minimum Property Requirements, or MPRs. The VA guarantees part of your loan, so it wants the home to be safe, sound, and sanitary.
The appraiser must be VA-approved. Your lender requests the appraisal through the VA’s online system, and the VA assigns an appraiser from its fee panel on a rotating basis. Neither your lender nor your agent picks the appraiser, which keeps the value opinion independent.
The VA appraisal is not a home inspection
This is the most important point in this guide.
The appraisal is there to support the loan. A home inspection is there to protect you. The VA appraiser does not run operational checks of mechanical systems or appliances. A home inspector looks much more closely and gives you a detailed report on the condition of the house.
The VA does not require a home inspection, but it recommends one. Get one every time. The VA guarantees the loan, not the condition of the house.
What the MPRs require
The standard comes down to safe, sound, and sanitary. In practice, the appraiser looks at items like these:
- The roof must keep moisture out and have reasonable remaining life.
- Heating must be permanently installed and able to keep areas with plumbing at 50 degrees Fahrenheit or warmer.
- Electrical and plumbing systems must be safe, with no obvious hazards.
- Water and sewage must be safe and working, including a well or septic system where the home uses one.
- Drainage must carry water away from the house.
- Living space must be adequate for living, sleeping, cooking, and bathroom use.
- Access must be by a public or private street, with a permanent easement for a private road.
- Lead paint is presumed present in homes built before 1978. Defective paint on those homes must be fixed before closing.
- Wood destroying insect information is required statewide in both Florida and Texas.
The appraiser should not call for repairs on cosmetic items or normal wear. Dated countertops, an older but working water heater, or worn carpet are not MPR problems. They can still affect the condition rating and the value.
Some systems also do not add value. Leased equipment, such as leased solar panels or a leased propane tank, cannot add to the appraised value.
What changed on May 1, 2026
The VA revised Chapter 12 of its Lenders Handbook (VA Pamphlet 26-7), the chapter that covers Minimum Property Requirements. The updated rules took effect on May 1, 2026. The VA said the goal was to reduce delays and remove outdated rules.
Among the changes:
- The radon gas requirement was removed.
- The separate rule for non-vented heaters, such as ventless gas fireplaces, was removed.
- Guidance on detached structures, such as sheds and detached garages, was streamlined.
- Guidance on defective paint for homes built in 1978 or later was condensed.
The lead paint rules for homes built before 1978 still apply, and the core standard of safe, sound, and sanitary did not change. If someone tells you a VA offer means a long list of small repairs, ask whether that advice reflects the 2026 rules. Your lender can confirm which version of the rules applies to your appraisal.
For real estate agents
A VA offer should not be treated as a weaker offer because of the appraisal. The VA standards are about safety and basic condition, not looks. Most homes that are in reasonable shape meet them.
Two things help a VA offer close. First, know the current rules, including the 2026 changes. Second, work with a loan officer who orders the appraisal early and keeps everyone informed while it is in progress. The VA loan process page shows where the appraisal fits in the timeline. If you are comparing offers, our VA loan vs conventional guide explains the main differences.
When the value comes in low
A low appraisal can happen on any loan type. The VA gives you several options.
Tidewater. If the appraiser expects the value to come in below the contract price, the appraiser must notify the lender or the named point of contact before finishing the report. That person then has two working days to send additional closed sales that support the price. The appraiser notes in the report that this process was used.
Reconsideration of value. If you disagree with the final value, you can ask for a reconsideration of value. The request must be in writing and go through your lender to the appraiser. It works best with real evidence, such as better comparable sales.
The VA escape clause. Your purchase contract must include the VA escape clause, also called the VA option clause. If the VA’s value comes in below the contract price, you can cancel the contract without losing your earnest money. You can also ask the seller to lower the price, or pay the difference in cash and go forward. Note that the clause returns your earnest money, not money you spent on an inspection or an appraisal.
When repairs are required
If the home does not meet an MPR, the Notice of Value will list the required repairs. The repairs must be done before closing, and who pays for them is part of your negotiation with the seller. After the work is done, the repairs are checked before the loan can close.
It helps to handle MPR repairs the same way you handle inspection items, as part of one negotiation, so nothing comes up as a surprise late in the process. Your loan officer should help your agent with that conversation.
Frequently asked questions
Does the VA require a home inspection?
No. The VA requires an appraisal, which includes the MPR review, but it does not require a home inspection. The VA recommends one, and you should get one. The appraisal is not designed to find the problems an inspector finds.
Who pays for the VA appraisal?
The VA allows the appraisal fee to be charged to the veteran, and the seller can agree to pay it as part of the deal. The VA sets the maximum fee for each county, so the cost is capped.
How long does a VA appraisal take?
The VA sets a completion deadline in business days for each county, published with its appraisal fee schedule. Rural areas often have longer deadlines. Ordering the appraisal early is the best way to keep it from delaying your closing.
Can I use a VA loan to buy a fixer-upper?
It depends on the condition. A home that is dated or needs cosmetic work is generally fine. A home with missing systems, active leaks, structural problems, or safety hazards must have those repairs made before closing. The home must meet the MPRs at closing.
What if the appraisal comes in below the purchase price?
You have several options: the Tidewater process before the value is final, a reconsideration of value after, asking the seller to lower the price, or paying the difference in cash. If none of those work, the VA escape clause lets you cancel the contract and keep your earnest money.
Do the 2026 MPR changes apply to my loan?
The revised Chapter 12 took effect on May 1, 2026. Ask your lender to confirm which version of the rules applies to your appraisal.
Talk to someone who has been through it
As a broker, TrueVet Mortgage works with multiple lenders instead of one. If you are buying in Florida, including Palm Bay, Melbourne, and Fort Walton Beach, or in Texas, including San Antonio, reach out before you write an offer. We can talk through what the appraisal may look like on a specific house. You can also review the VA loan requirements or get your Certificate of Eligibility.
Call or text 321-364-4461, or send us a message.
See all of our VA loan guides.