VA Appraisals: What Buyers and Sellers Actually Need to Know
Updated: Oct 25
“I don't want to accept a VA offer because the appraisal is harder.” I hear some version of this way more often than I should. A VA appraisal is different from a conventional appraisal, but that doesn't mean the house has to be perfect, the appraiser is going to create a giant repair list, or a VA buyer is automatically harder to get to closing.
In fact, VA made meaningful updates to its Minimum Property Requirements in 2026 that streamlined several areas of the appraisal guidance. What matters is understanding what the appraiser is actually looking for and, just as importantly, knowing what to do if something comes up. Because a repair being mentioned on an appraisal doesn't necessarily mean we panic, cancel the contract, or automatically assume there's no solution.
A VA Appraisal Is Not a Home Inspection
The VA appraisal serves two primary purposes: the appraiser provides an opinion of the property's value and evaluates whether the property appears to meet VA's Minimum Property Requirements, commonly called MPRs. The appraiser is not performing a full home inspection. VA recommends that buyers obtain their own home inspection because an inspector evaluates the property differently and much more extensively than the VA appraiser does.
What Are VA Minimum Property Requirements?
At their core, VA's Minimum Property Requirements are intended to make sure the property is safe, structurally sound and sanitary. That's very different from: “VA requires the house to be perfect.” It doesn't.
Normal wear and tear, cosmetic issues and minor deferred maintenance aren't automatically supposed to become VA-required repairs simply because a veteran is financing the home. And this is one area where understanding the actual guideline matters.
VA Updated Its Property Requirements in 2026
This is especially important because some of the information people repeat about VA appraisals is based on older requirements. VA updated Chapter 12 of its Lenders Handbook in 2026 and streamlined several Minimum Property Requirements. Among the changes, VA revised its guidance involving lead-based and defective paint, radon, detached improvements, and non-vented heaters.
The intent of the changes was to eliminate outdated requirements, improve clarity and help reduce unnecessary appraisal delays. That matters because sometimes the reputation of VA financing lags behind the actual VA guideline.
What About Chipped or Peeling Paint?
This is probably one of the most recognizable “VA appraisal” concerns. Someone sees peeling paint and immediately says: “That won't go VA.” Not necessarily.
The year the home was built matters because lead-based paint requirements are different for older homes. VA's guidance was updated in 2026, including how defective paint is treated on properties built before 1978 versus properties built in 1978 or later. So if you're looking at a newer home and see some chipped or peeling paint, don't automatically assume it's going to become a VA repair issue simply because you're using VA financing.
And if the home was built before 1978, we need to pay closer attention because lead-based paint requirements can apply. The important part is this: Ask me before assuming. Send me the picture. Tell me what you're concerned about. Let me look at the property and the applicable guidance before you decide a house “won't go VA.”
Concerned About a Repair? Call Me Before You Panic.
This is one of the biggest things I want Realtors and buyers who work with me to know. If you walk through a house and see something that makes you wonder whether VA will have a problem with it, call me. Don't automatically tell the buyer the house won't qualify.
Don't automatically ask the seller to fix something before we even know it's required. And don't reject a VA offer because you're worried about a repair that may never become an issue. Send me a picture or video and tell me what's going on.
If I need to dig into the VA guidance, I will. If I need additional information, I'll ask for it. And if something comes back on the appraisal that doesn't seem consistent with the current VA requirements, I'm not afraid to question it and work through the proper channels.
That's part of my job.
The Guidelines Changed. That Doesn't Mean Everyone Changes Overnight.
The 2026 update is also a good example of why I want to check the current guideline instead of relying on what people remember VA requiring years ago. Changing a written guideline is one thing. Getting every person involved in thousands of VA transactions across the country accustomed to the new guidance is another. There may be situations where an appraiser, lender workflow or underwriting interpretation hasn't fully caught up with a recent change.
That doesn't mean we ignore a legitimate property issue. But it also doesn't mean we automatically accept an unnecessary requirement without looking at the current guidance. If something doesn't make sense, I want to investigate it. Sometimes that means referencing the current VA Lenders Handbook. Sometimes it means asking for clarification.
And when appropriate, VA has channels available for lenders to seek assistance or clarification from the Regional Loan Center. The goal isn't to fight every appraisal. The goal is to know the guidelines well enough to recognize when something deserves another look.
What Happens if the Appraiser Thinks the Value May Be Low?
This is another area where VA actually gives us a process. It's called Tidewater. If the VA appraiser believes the property's value may come in below the contract price, the lender can be notified before the appraisal is finalized.
That gives us a limited opportunity to provide additional market data for the appraiser to consider. If I receive a Tidewater notice, I don't just sit around waiting for a low appraisal to show up. I immediately communicate with the agents so we can determine whether there are relevant comparable sales or other market information that should be submitted.
Tidewater deserves its own explanation, so I have a separate guide that walks through exactly what happens and what Realtors should do when they receive that call.
Related guide: What Is Tidewater on a VA Appraisal?
What if We Still Disagree With the Value?
Tidewater isn't necessarily the end of the road. VA also has a formal Reconsideration of Value, or ROV, process. If there is credible information supporting a different value after the appraisal is completed, there may be an opportunity to request reconsideration through the appropriate VA process.
Again, this doesn't guarantee the value changes. But I want my buyers and Realtor partners to know that we have a process to follow rather than immediately assuming a value issue kills the transaction.
A VA Offer Shouldn't Be Feared Because of the Appraisal
If you're a listing agent or seller considering a VA offer, I don't want you to assume you're signing up for a difficult transaction simply because the buyer is using their VA benefit. Yes, the property has to meet VA requirements. But the house does not need to be flawless. And if something comes up, the most important thing is having people involved who understand the guidelines and are willing to work through the issue.
That's exactly how I approach VA loans. If there's a repair concern before we write the offer, call me. If the appraisal identifies something unexpected, we're going to look at it.
If a requirement doesn't seem consistent with current VA guidance, I'm going to research it and ask questions. And if there is a legitimate repair that needs to be completed, we'll figure out what our options are and work together toward closing. A repair question shouldn't automatically become a deal killer.
It should become a conversation. And if you're ever looking at a property and wondering: “Will this go VA?” Send it to me. Let's figure it out before we assume the answer is no.
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