Updated November 4, 2026
What the VA appraisal is
After you and the seller sign a contract, your lender requests a VA-approved appraiser. According to VA's Buyer's Guide, you pay for the appraisal, and appraisers are not VA employees. The appraiser estimates the home's value and notes anything that does not meet VA's minimum property requirements (MPRs). The report is called the Notice of Value (NOV).
What MPRs cover
VA's goal is that a financed home is suitable for living in. Its Lenders Handbook (Chapter 12) lists the topics, which a 2023 VA notice in the Federal Register summarized. They include:
- Drainage, soil stability and flood hazard areas
- Utilities, water supply and sewage
- Heating and other mechanical systems
- Roof covering, attics, crawl spaces and basements
- Lead-based paint
- Wood-destroying insects and dry rot
- Access, zoning and local code issues
The notice proposed possible changes to how MPRs work, but said nothing had been adopted at that time. Ask your lender for the current rules on any specific item. Read the notice here: Federal Register, Dec. 11, 2023.
The appraisal is not a home inspection
VA says it does not inspect homes for defects. The appraisal looks at value and the MPR list. A home inspector looks at the whole house, including things an appraiser does not. VA recommends a home inspection, and it is optional. In Florida, an inspector may look at the roof, plumbing, electrical, air conditioning and signs of moisture or pests.
What if repairs are required?
If the NOV lists repairs, the buyer and seller usually negotiate who completes them before closing. A seller might agree to do the work, adjust the price, or the buyer might pay for it. Your lender and agent can explain the options and the paperwork required to show the repairs are done.
What if the appraisal comes in low?
VA lists these options in its Buyer's Guide:
- Ask for a Reconsideration of Value
- Renegotiate the price
- Bring cash to closing to cover the gap
- Use the escape clause to cancel without losing earnest money
Tampa Bay things to raise early
- Flood zone: Check the home's FEMA flood zone before you make an offer. Flood hazard areas are on VA's MPR topic list, and flood insurance may be required by your lender.
- Older homes: Much of Pinellas was built decades ago, so ask about roof age and systems.
- Pests: Wood-destroying insects are an MPR topic. Ask your agent what is customary in your contract.
How to prepare as a buyer
- Hire your own inspector early so you know about issues before the appraiser notes them.
- Ask the seller about the age of the roof, air conditioning and water heater.
- Ask your agent for recent sales nearby, since the appraiser uses comparable sales to set value.
- Keep your lender in the loop on any repair requests so the paperwork matches.
How to prepare as a seller
Sellers can help a VA appraisal go smoothly by making the home accessible, keeping utilities on, fixing obvious problems such as peeling paint on older homes, damaged roofing or leaks, and keeping records of past repairs. A clean, maintained home is less likely to generate a long repair list.
Remember that an appraiser is not on your side or the buyer's. The job is to estimate value and flag items that do not meet VA's standards.
Reconsideration of value
If you believe the appraisal missed relevant sales or made an error, VA's Buyer's Guide lists a Reconsideration of Value as an option. Your lender submits it, and your agent can help find comparable sales to support the request. There is no guarantee the value will change, so have a backup plan in case it does not.
Next step
An agent who has handled VA appraisals can help you pick homes less likely to hit snags. Our free match introduces you to agents who work with VA buyers.
Disclosure: TheBayPros' owner is related to Krystal Crichlow (eXp Realty), who may be among the agents introduced to you. You can choose any agent you like. We are not a lender and do not make loans.
Frequently asked questions
Who pays for the VA appraisal?
VA's Buyer's Guide says the borrower pays for the appraisal.
Does VA inspect the house?
No. VA says it does not inspect homes for defects. That is the home inspector's role.
Can I walk away if the appraisal is low?
VA requires an escape clause in the contract that lets you cancel without losing earnest money if the price exceeds VA's reasonable value. Your agent should make sure it is in your contract.