Here's what I tell every borrower working with a VA loan: you're going to hear a lot of conflicting information about "VA inspection requirements," and it's one of the most misunderstood parts of the entire VA loan process. Let me clear this up right now so you can make informed decisions about protecting your home purchase.
The VA doesn't require a traditional home inspection. Read that again, because it's important. What the VA does require is a comprehensive appraisal that includes an evaluation of whether the property meets their minimum property requirements. These are two completely different things, and understanding the distinction could save you from expensive surprises down the road.
I've worked with hundreds of veteran buyers over the years, and the ones who truly understand what's required versus what's recommended make much better decisions about their home purchases. The VA loan benefit is one of the most powerful wealth-building tools available to veterans and active-duty service members, but like any powerful tool, you need to know how to use it properly.
In 2026, the VA loan program has seen remarkable growth. According to analysis from the Department of Veterans Affairs, total VA lending climbed 26.8% year over year, rising to 528,343 loans from 416,363 in fiscal 2024. Generation Z veterans have been driving much of this momentum, accounting for 38% of VA loan activity and leading all other generations in purchase growth.
This guide walks you through everything you need to know about VA loan inspection and appraisal requirements in 2026, including what's mandatory, what's optional but highly recommended, costs you'll face, timelines to expect, and how to prepare for a successful VA home purchase.
Let's start with what the VA actually requires. Every VA loan for a home purchase must include a VA appraisal performed by a VA-approved appraiser. This isn't optional, it's not negotiable, and you can't waive it even if you're willing to take on the risk yourself.
The VA appraisal serves two critical functions that protect both you and the lender:
First, Market Value Determination: The appraiser provides an independent professional opinion of the property's fair market value. This ensures you're not overpaying for the home and that the lender isn't financing a loan amount that exceeds the property's actual worth. VA loan guidelines prevent borrowers from financing amounts beyond appraised value, which protects you from being underwater on your mortgage from day one.
Second, Minimum Property Requirements Verification: The appraiser evaluates whether the property meets the VA's minimum standards for safety, soundness, and sanitation. These requirements exist to ensure veterans aren't using their hard-earned benefits to purchase properties that are unsafe, unsanitary, or require major repairs just to be habitable.
Here's something unique about VA loans: unlike conventional or FHA loans where your lender orders and manages the appraisal process, VA appraisals work differently. Your lender contacts the VA, which then selects an approved appraiser and handles the assignment process.
This independence is intentional. It prevents conflicts of interest and ensures appraisers can provide truly unbiased opinions about property values and conditions without pressure from lenders, buyers, or sellers to influence their findings.
VA appraisal fees vary significantly by location, property type, and complexity. According to the Department of Veterans Affairs fee schedules, you can expect to pay:
Single-family homes: $400 to $1,200 depending on your region and whether your county is designated as high-demand
Condominiums: Similar to single-family homes, but condos must be VA-approved complexes
2-4 unit properties: Higher fees due to increased complexity
Manufactured homes: Varies by state and installation type
Re-inspections: $150 flat fee if the property requires repairs to meet minimum standards and needs a follow-up evaluation
The VA sets maximum allowable fees by region to prevent price gouging, but high-demand areas have seen temporary increases due to appraiser shortages. According to Freedom Mortgage data, fees in some high-demand markets can reach $1,300.
You'll typically pay this fee upfront when the appraisal is ordered, though some situations allow seller concessions to cover appraisal costs as part of closing.
Turnaround times depend heavily on your location and current market demand. The VA establishes timeliness standards by region:
Standard markets: 7-10 business days from assignment to completed report
High-demand markets: 10-20 business days
Peak seasons: Potentially longer during spring and summer when purchase activity surges
According to The Military Wallet, there are only so many VA-approved appraisers in any given area, and they might be backed up with work, which means VA appraisals can take longer than conventional or FHA appraisals.
Getting your offer accepted and appraisal ordered quickly matters. The sooner your lender can initiate the process, the better your chances of staying on schedule for closing.
The heart of the VA appraisal process is verifying compliance with minimum property requirements. These standards protect veterans from purchasing homes that are unsafe, unsanitary, or structurally unsound. Here's what appraisers evaluate:
The property must have sufficient space for sleeping, living, cooking, dining, and bathing based on your family's size. This doesn't mean the home has to be large, just appropriately sized to accommodate your household according to VA guidelines and local building codes. A one-bedroom home might work fine for a single veteran but wouldn't meet requirements for a family of five.
All properties must have legal, year-round access via public streets. If the property uses private roads, there must be permanent easements in place, typically managed by a homeowners association. The appraiser also verifies that the property doesn't encroach on neighboring land and that all boundary lines are clearly established and legal.
Properties must be free from hazards that threaten physical health, safety, or structural soundness. This includes flood zones without proper mitigation, sinkholes, landslide risks, environmental contamination from industrial sites, radon levels above EPA thresholds, and proximity to toxic waste sites. Any identified hazard must be addressed before VA loan approval.
The property needs year-round access to safe, potable water suitable for drinking, cooking, bathing, and all sanitary uses. Public water systems must meet municipal standards. Private wells require testing to verify water safety and adequate flow. The home must also have a functioning hot water heater with sufficient capacity for the household.
All homes need safe, functional sewage systems that comply with local health codes. Public sewer connections must be properly installed and functioning. Septic systems require inspection to verify they're sized appropriately, functioning correctly, and not showing signs of failure or contamination risks.
Every property must have adequate electrical service meeting current safety codes, natural gas connections if applicable that are properly installed and leak-free, and functioning heating systems capable of maintaining safe temperatures year-round. In regions with extreme heat, cooling systems may also be evaluated. All utilities must be operational at the time of appraisal.
The appraiser evaluates the home's structural integrity including the roof with remaining useful life and no active leaks, foundations free from significant cracks or settlement issues, crawl spaces and basements that are dry and properly ventilated, attics with adequate insulation and ventilation, and walls and floors that are stable and in good repair.
According to VA requirements, structures must be properly maintained and free from conditions that could compromise safety or lead to rapid deterioration.
One of the most important VA requirements involves protection from wood-destroying insects and organisms. Appraisers must note any evidence of termite damage, wood-boring beetle infestations, carpenter ant presence, dry rot or fungal growth, or other pest-related structural concerns.
In certain geographic regions, pest inspections are mandatory even without visible signs of infestation. These required inspection areas include most of the Southeast, parts of Texas and the Southwest, California coastal regions, and other areas with high termite activity.
Pest inspection costs typically range from $50 to $150 according to Freedom Mortgage. Any active infestations must be treated and damage must be repaired before loan approval.
Properties must have effective drainage systems that direct water away from foundations and prevent pooling near structures. The appraiser looks for proper grading around the home, functional gutters and downspouts, no standing water in yards or crawl spaces, and properly installed drainage systems like French drains where needed.
Poor drainage causes foundation problems, basement flooding, and structural damage over time, which is why the VA takes this requirement seriously.
If the property includes swimming pools, they must be in working order with proper safety equipment including fencing, gates with self-closing/self-latching mechanisms, functioning pumps and filtration, and no safety hazards like broken decking or exposed electrical.
For properties near airports, especially those in Clear Zones within certain distances of runways, appraisers must evaluate whether aircraft noise and safety concerns affect livability and property value. Veterans purchasing in these areas typically must sign acknowledgment forms about the proximity risks.
This is where a lot of confusion happens, so let me break down exactly how VA appraisals and home inspections differ and why both matter.
VA appraisers conduct visual assessments of readily apparent conditions. They're looking for obvious safety issues, code violations, and problems that prevent the home from meeting minimum property requirements. The scope includes exterior walk-around inspection, interior walk-through of accessible areas, basic testing of major systems to verify they're operational, visual assessment of roofs from ground level or accessible areas, and evaluation of obvious maintenance issues or defects.
What appraisers don't do: crawl into tight spaces, remove wall panels or flooring, operate every appliance and fixture, test electrical systems comprehensively, inspect hidden areas like inside walls, evaluate long-term maintenance needs, or provide detailed component life expectancies.
The appraisal typically takes 1-2 hours depending on property size and complexity. The appraiser compiles findings into a formal report that includes property valuation, condition assessment, notation of any repairs required to meet minimum standards, and comparable sales analysis supporting the value conclusion.
Home inspections done by professionals are much more thorough. A qualified home inspector will spend 2 to 4 hours carefully looking at every part and system that can be reached. The inspection includes checking the roof's condition from the roof surface, the attic, and the crawl space, as well as the foundation and structure, testing all appliances, closely examining doors and windows, and finding safety hazards like carbon monoxide risks.
Home inspectors write detailed reports that include pictures of every problem they find, suggestions for repairs and maintenance, estimates of how long major parts will last, and safety issues that need to be fixed right away.
A family I worked with in Texas learned this lesson the hard way. Their VA appraisal came back clean and the property met all minimum requirements. They decided to skip the home inspection to save $400. Three months after closing, their air conditioning failed. The repair cost? $6,500. A home inspector would have caught that the HVAC system was at end of life and flagged it before purchase.
The VA appraisal confirms the home meets basic safety and habitability standards. The home inspection gives you the complete picture of what you're buying, including problems that will cost you money in the short and long term.
According to Freedom Mortgage, while the VA appraisal protects the lender, a home inspection protects you, the buyer, from unexpected problems that could cost you down the line.
Not every property passes VA appraisal on the first try. When appraisers identify issues, you have several paths forward.
If the appraiser finds problems that violate minimum property requirements, they'll issue a "subject to" appraisal. This means the property appraises for a certain value subject to specific repairs being completed before loan approval.
Common subject-to conditions include roof repairs or replacement, pest treatment and structural repairs, plumbing or electrical corrections, HVAC repairs or replacement, drainage improvements, safety hazard corrections, and foundation repairs.
The appraisal report clearly lists each required repair. These aren't suggestions or recommendations, they're conditions that must be met for your VA loan to be approved.
This is often negotiable between buyer and seller. Options include the seller completing all repairs before closing, the buyer accepting the property as-is and handling repairs after purchase with a repair escrow, repair costs being deducted from the sale price, and in some cases splitting repair costs between parties.
The VA doesn't allow buyers to finance properties that don't meet minimum standards, so one way or another, the work must be completed or funding arranged before closing.
Once repairs are complete, the property needs a reinspection to verify all work meets VA standards. The VA charges $150 for re-inspections according to the Department of Veterans Affairs fee schedules.
The same appraiser who performed the original appraisal typically conducts the reinspection. They'll verify that all subject-to conditions have been properly addressed and document completion in an updated report.
Sometimes properties have issues too extensive or expensive to repair feasibly. In these situations, you can walk away from the purchase if your contract includes inspection contingencies, negotiate a significantly lower price that accounts for repair costs, request the seller complete repairs before proceeding, or in extreme cases find a different property that better meets VA standards.
Don't let emotional attachment to a home push you into a bad financial decision. If a property requires $30,000 in foundation repairs just to meet minimum standards, it's probably not the right home for your VA benefit.
While you can't control what an appraiser finds, you can take steps to ensure the process goes smoothly and the property shows well.
If you're a buyer, coordinate with the seller or listing agent to ensure the property is ready: All utilities must be on and functional, the home should be clean and accessible, provide access to all areas including attics and crawl spaces, pets should be secured away from the appraiser, and any recent repairs or improvements should be documented.
If you're a seller preparing for a VA sale, invest in pre-appraisal preparations: address obvious maintenance issues, complete any needed repairs, ensure all systems are operational, clear access to all areas, and consider a pre-listing inspection to identify problems before they become deal-breakers.
The appraisal typically takes 1-2 hours. The appraiser will walk the property exterior, inspect all interior rooms, test major systems, take photographs, and measure square footage. Be available to answer questions but don't hover or try to influence their assessment.
Provide documentation of any recent upgrades, repairs, or improvements. This helps the appraiser understand the property's condition and may support higher valuation.
Several problems frequently cause VA appraisal complications: peeling paint in homes built before 1978, roof damage or deteriorating shingles, non-functional appliances or systems, moisture or mold issues, unsafe electrical conditions, plumbing leaks or drainage problems, and missing or damaged safety equipment like handrails.
Addressing these proactively before the appraisal can prevent delays and keep your purchase on track.
Understanding current market conditions helps you navigate the VA loan process more effectively.
The VA loan program has rebounded dramatically after slowdowns in prior years. According to analysis released by the Department of Veterans Affairs, total VA lending climbed 26.8% in fiscal 2026, with VA purchase loans rising 8.5% year over year to 323,835 from 298,327.
Refinancing activity has surged even more dramatically, jumping 73.2% year-over-year as veterans took advantage of opportunities to improve their rates or access equity through cash-out refinances.
Generation Z veterans are reshaping the VA loan landscape. According to the latest data, Gen Z accounted for 38% of VA loan activity in fiscal 2026 and led all other generations in purchase growth.
Young veterans are entering the housing market at a time when affordability challenges would sideline many of their civilian peers. The VA loan's zero-down-payment requirement, no mortgage insurance, and more flexible credit standards provide a foundation for homeownership that other programs can't match.
The fastest-growing destinations for Gen Z VA buyers include major metros and traditional military hubs across Texas, the Carolinas, and California, where growth exceeded national averages.
While Millennials still dominate VA lending accounting for nearly half of all VA purchase loans, the program continues serving its core purpose of helping service members achieve homeownership. According to Veterans United research, 93% of veterans and service members used a VA loan to buy their first home.
With conventional loans requiring 20% down to avoid mortgage insurance and FHA loans requiring 3.5% down plus ongoing insurance premiums, the VA loan's zero-down option and no mortgage insurance requirement can mean the difference between buying now versus saving for years.
In 2026, VA loan inspections will be more about the required VA appraisals than the usual home inspections. The main goals of these appraisals are to find out what the fair market value is and to make sure that the properties meet the VA's basic safety, soundness, and sanitation standards.
Getting an appraisal can cost anywhere from $400 to $1,200, depending on where you live and what kind of property you own. If repairs are needed, the reinspection will cost $150. The process usually takes 7 to 20 business days, but it might take longer in places where there aren't enough appraisers to meet the demand.
The VA has 10 basic property requirements. These include having enough living space, safe water and sewage systems, working utilities and HVAC, a sound structure, pest-free construction, proper drainage, and safe places to play. Before a VA loan can be approved, the property must meet all of the requirements.
You need a VA appraisal, but it's still a good idea to have a separate home inspection. An appraisal checks a house to make sure it is safe to live in. On the other hand, full inspections find problems with the plumbing, electrical, foundations, and other systems that could cost thousands of dollars to fix.
In fiscal year 2026, the VA loan program grew by 27%, bringing the total number of loans to 528,343. This growth happened because 38% of the loans went to Gen Z veterans. This growth shows that VA loan benefits are still very helpful for veterans who want to buy a home but can't afford it.
Veterans can use one of the best benefits of military service to buy a home successfully if they know the difference between required appraisals and recommended inspections, how to get properties ready, and how to deal with problems when they come up.
No, the VA doesn't require regular home inspections. However, VA loans do require full appraisals to see if properties meet the minimum requirements for properties. Most lenders and real estate professionals strongly suggest that you get an inspection, even though they aren't required. The VA appraisal gives a general idea of major safety and habitability issues, but a professional home inspection goes into much more detail about systems, parts, and possible problems. When veterans skip inspections to save a few hundred dollars, they usually end up regretting it when repairs cost thousands. You can think of the inspection as insurance against getting someone else's problems.
The cost of a VA appraisal can be anywhere from $400 to $1,200, depending on where your property is located, what type it is, and how much demand there is in your area. The Department of Veterans Affairs sets maximum fees for each region to stop people from charging too much. In most markets, single-family homes cost between $400 and $800. In counties where there aren't enough appraisers, though, fees can go up to $1,200. There are also extra costs, such as pest inspections that cost $50 to $150 in some areas, reinspection fees of $150 if repairs are needed, and possible mileage fees for properties that are far away. When the buyer orders the appraisal, they usually pay these fees up front. However, seller concessions can sometimes cover these costs as part of the purchase agreement.
The time it takes for a VA appraisal to be done varies by area and the current market demand. The Department of Veterans Affairs sets deadlines for each area, which usually range from 7 to 20 business days from the time the assignment is made until the report is delivered. In most cases, it takes 7 to 10 business days for things to get done. In high-demand areas where there aren't enough appraisers, it can take 15 to 20 business days. During the spring and summer, when more homes are sold, timelines can be pushed back even more. The actual visit to the property only takes 1–2 hours, but most of the time is spent on research, analysis, and report writing. Ordering your appraisal right after you accept the offer is very important for keeping the closing date.
VA appraisals and home inspections are not the same thing at all. The VA appraisal is required and looks at two things: the property's fair market value for lending purposes and whether it meets the minimum safety and habitability standards for a home. During visits that last 1 to 2 hours, appraisers look at conditions that are easy to see. Home inspections are not required, but they are strongly recommended. They are thorough checks of all accessible systems and parts done by professional inspectors over a period of 2 to 4 hours. Inspectors check electrical systems thoroughly, plumbing in detail, HVAC performance, roofs from the roof surface, foundations and structure, and find all problems and defects that need to be fixed. The inspection protects you, and the appraisal protects the lender. Smart buyers get both.
Appraisers give "subject to" appraisals when properties don't meet minimum standards. These appraisals list the specific repairs that need to be made before the loan can be approved. Some common problems are damage to the roof, pests, plumbing or electrical problems, HVAC systems that don't work, drainage problems, and safety risks. Before your VA loan can be approved, the repairs must be finished and checked again for $150. It's up to the buyer and seller to decide who pays for repairs. The seller may do the work before closing, the buyer and seller may split the costs, or the repair costs may be taken off the sale price. If repairs are too big or too expensive, buyers can back out of the deal if their contract has the right contingencies, negotiate lower prices that take into account the cost of repairs, or look for other properties. The VA won't give loans for properties that don't meet the minimum requirements.
Certain areas of the country require pest inspections because of the activity of termites and other wood-destroying insects. The VA keeps a list of states and counties where pest inspections are required even if there are no visible signs of an infestation. Most of the Southeast, parts of Texas and the Southwest, California's coastal areas, and other places with a lot of activity are in these areas. You can find out if your property needs a pest inspection by going to the VA's website. A licensed pest control professional must do these inspections, which cost between $50 and $150. Before a VA loan can be approved, any structural damage caused by an active infestation must be fixed and treated. Even in places where pest inspections aren't required, appraisers will still note any visible signs of termite or pest damage. This will then trigger mandatory inspections and repairs.
Yes, sellers can pay for VA appraisals through seller concessions that are part of the purchase agreement. The VA lets sellers pay up to 4% of the loan amount toward the buyer's closing costs, which can include the appraisal fee. Many veterans ask sellers to lower their upfront costs, and in competitive markets, seller-paid appraisals can make VA offers more appealing because they lower the buyer's immediate costs. In VA transactions, it's common for sellers to pay for the appraisal fee, even though buyers are usually responsible for it. If possible, your real estate agent should include this in your first offer. However, the seller may not be willing to make concessions depending on the state of the market.
To get ready, make sure all the utilities are on and working because appraisers need to test them. Also, make sure the home is easy to get to, including attics, crawl spaces, and all rooms. Fix obvious problems with maintenance, like peeling paint or broken fixtures. Make sure the HVAC, plumbing, and electrical systems are all working. Fix any safety hazards, like loose handrails or broken stairs. Finish any repairs that are already in progress, or make the areas safe and tidy. Finally, write down any recent improvements or upgrades for the appraiser to see. If you're selling to a VA buyer, you might want to get a pre-listing inspection to find problems before they become deal-breakers. Homes that are clean and well-kept and show that they've been cared for always get higher appraisals than homes that have been neglected. It's important to make a good first impression on the appraiser, so spend a day getting your property ready to show off.
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