VA appraisals and Minimum Property Requirements
What the VA appraiser checks, how the Tidewater process and reconsideration of value work, and what happens when a home needs repairs.
Written by the FLO Mortgage team · Licensed mortgage broker, NMLS #1835856 · Updated October 2026
★★★★★ 5.0 on Google from 160+ clients | Company NMLS #1835856
At a glance
- Appraiser assigned by the VA
- Checks value and basic safety
- Tidewater notice before a low value
- Not a substitute for a home inspection
Talk with a licensed loan officer
VA appraisal
Every VA purchase loan needs a VA appraisal. It has two jobs: confirm the home is worth what you're paying, and confirm it meets the VA's Minimum Property Requirements, often called MPRs. Knowing how it works helps you write a smarter offer and avoid surprises after you're under contract.
How the VA appraisal works
Once you're under contract, your lender requests the appraisal through the VA's online system, and the VA assigns an independent fee appraiser. Neither the lender nor the real estate agents choose who shows up. The appraiser inspects the home, compares recent sales, and sends the report back. The lender then issues a Notice of Value that states the value and any conditions, such as required repairs.
What the Minimum Property Requirements cover
MPRs aren't a cosmetic checklist. They focus on whether the home is safe, structurally sound and sanitary. Common items include:
- A roof with reasonable remaining life and no active leaks
- Working heat and safe electrical and plumbing systems
- A safe, adequate water supply and sewage disposal
- Safe access to the home and adequate space for living, sleeping, cooking and bathing
- No evidence of active termite infestation or unrepaired damage
- No chipping or peeling paint on homes built before 1978
- Crawl spaces and attics free of standing water and with adequate ventilation
If the value comes in low
When it looks like the value may come in below the contract price, the VA's Tidewater process kicks in. The appraiser notifies the lender, and your loan officer and agent get a short window, typically two business days, to send additional sales that support the price.
If the final value is still low, you have options: renegotiate the price, pay the difference in cash, ask for a reconsideration of value with new evidence, or walk away. VA purchase contracts include a required clause that lets you cancel without losing your earnest money if the value comes in below the price.
Repairs, termite reports and inspections
If the home doesn't meet an MPR, the Notice of Value lists the repairs, and they usually need to be completed and verified before closing. Sellers often handle them. In Florida, Georgia, North Carolina, Tennessee and Texas, the VA requires a wood-destroying insect report on purchases. In Michigan, it's generally needed only if the appraiser sees signs of a problem.
Questions, answered
Who pays for the VA appraisal?
The appraisal fee is typically paid by the buyer as part of closing costs, though a seller can agree to cover it. The VA sets maximum appraisal fees by area.
How long is a VA appraisal good for?
A Notice of Value is typically valid for six months on an existing home, which helps if a deal falls through and you buy a similar home with the same lender.
Can I choose my own VA appraiser?
No. The VA assigns appraisers from its panel to keep the process independent.
What is the Tidewater process?
It's an early warning. If the appraiser expects the value to come in below the contract price, your lender gets a short window to submit supporting sales before the value is final.
Do I still need a home inspection?
It isn't required by the VA, but we strongly recommend it. The appraisal and an inspection look at different things.
More answers in the VA Answer Center.
More VA loan guides
- VA home loans overview
- VA loan questions, answered
- VA loan tools and calculators
- VA home buying roadmap
- VA loans for first-time buyers
- VA loans for active duty
- VA loans for Guard and Reserve
- VA closing costs and seller concessions
- VA occupancy rules
- VA entitlement and second VA loans
- Assumable VA loans
- VA condos and property types
- VA manual underwriting
- Disabled veteran property tax exemptions
- VA streamline refinance (IRRRL)
- VA cash-out refinance
- VA funding fee exemption
- VA loans for surviving spouses
- VA residual income explained
- VA loans after bankruptcy or foreclosure
VA loans by state: Florida · Georgia · Michigan · North Carolina · Tennessee · Texas
Local VA loan help
Talk to a FLO Mortgage loan officer
Every FLO loan officer helps veterans, service members and military families with VA loans. Have a question these guides don't answer? Ask our team.
This is not a commitment to lend. All loans are subject to credit approval, underwriting guidelines, property eligibility and program availability. Lender requirements may be stricter than the program guidelines described here. Not all applicants will qualify. Figures reflect 2026 VA guidelines and may change without notice. FLO Mortgage is licensed in Florida, Georgia, Michigan, North Carolina, Tennessee and Texas. Company NMLS #1835856. Equal Housing Opportunity. FLO Mortgage is not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any government agency. Licensing & Disclosures.
Local, licensed help
Talk a VA loan through with a FLO loan officer
Every FLO Mortgage loan officer can walk you through this program, run the numbers for your situation and compare it with your other options. Have questions? Call our main office at (386) 882-9980.
Ready to see your numbers?
Answer a few quick questions and a local loan officer will follow up with your options.