Do You Get a Copy of the Appraisal When You Buy a House?
Short answer: Yes. If you are buying a home with a first mortgage, federal law says your lender must give you a free copy of the appraisal. The lender has to send it promptly once the appraisal is finished, or at least three business days before you close, whichever comes first. You get the copy even if your loan is denied or you walk away from the purchase.
Jennifer Rodriguez is a Realtor® and Military Relocation Professional (MRP®) in Northwest Las Vegas helping military families buy with a VA loan.
The appraisal is one of the most important pages in your whole purchase. It tells you and your lender what the home is worth on paper. Here is what the rule actually says, when the copy shows up, what a VA buyer gets, and what to do with it once it lands in your inbox.
Do buyers get a copy of the appraisal?
Yes. The rule comes from the Equal Credit Opportunity Act, in a regulation called Regulation B (12 CFR 1002.14). It says a lender must give the loan applicant a copy of all appraisals and other written valuations developed in connection with an application for credit secured by a first lien on a dwelling.
A "dwelling" in that rule is a home with one to four units. The rule says it includes condos, co-ops, mobile homes, and manufactured homes. So if you are taking out a first mortgage on the home you are buying, the rule covers you.
The Consumer Financial Protection Bureau (CFPB) puts it in plain words: you have the right to receive a free copy of your home appraisal for a first-lien mortgage.
When do you get the copy of the appraisal?
The regulation gives the lender two deadlines and says the earlier one wins:
- Promptly after the appraisal is completed, or
- Three business days before closing.
Your lender also has to tell you about this right in writing. Regulation B says that notice must go out no later than the third business day after the lender receives your application. Look for it in the stack of paperwork you get after you apply.
Can you waive the three-day timing?
Yes, with limits. Regulation B lets an applicant waive the three-day timing requirement and agree to receive the copy at or before closing instead. That waiver has to be given at least three business days before closing. Waiving the timing does not waive the copy itself. You still get the appraisal.
Here is what I would tell a friend. Unless you have a strong reason to rush, keep the three days. That window is your time to read the report and ask questions before you sign.
Do you have to pay for the copy?
No. Regulation B says a lender cannot charge you for providing a copy of the appraisal. The lender can charge you a reasonable fee for the appraisal itself, meaning the cost of having it done. Those are two different things. You may pay for the appraisal, but the copy is free.
What if the loan is denied or the deal falls apart?
You still get the copy. Regulation B says the requirement applies whether credit is extended or denied, and also when an application is incomplete or withdrawn. The copy is still due promptly once the appraisal is completed. If you waived the three-day timing and the loan then is not going to close, the lender must send the copy no later than 30 days after it determines the loan will not happen.
That matters if a low appraisal is the reason you are walking away. You paid for that appraisal, and the report is yours to keep.
What does a VA buyer get with the appraisal?
If you are using a VA loan, VA's Buyer's Guide says that after you and the seller sign a purchase agreement, your lender (not you) requests a VA-approved appraiser. All VA purchase loans require an appraisal, and you pay for it at that time.
When the appraisal is complete, VA's guide says you will receive a notice of value (NOV). The NOV documents the estimated value of the home, a list of comparable sales in the area, the floor layout, photographs, and a list of items that need repair to meet VA minimum property requirements. That list of repairs is often the part buyers most need to see.
VA's guide also says an appraisal is not a home inspection. The appraiser is checking value and VA's minimum property requirements. A home inspector looks much more closely at the condition of the house. VA highly recommends getting an inspection too.
What if the appraisal comes in below the price?
This is where having the copy pays off. VA's Buyer's Guide lists these options when the appraised value is not enough to complete the loan:
- Ask for a Reconsideration of Value (ROV). If you think the value is too low, your lender or real estate agent can send valid sales data to your lender to support a higher value. VA staff then review the appraisal and the new data.
- Renegotiate the price. The seller may agree to a price equal to or below the appraised value, or offer other concessions.
- Bring cash to closing. If the value does not change and the seller will not lower the price, you may be able to pay the difference in cash.
- Use the VA escape clause. Every VA purchase contract must include it. VA's guide says it lets you choose not to buy when the NOV is below the contract price, and you can get your earnest money back. You do not get back what you already paid for an inspection or the appraisal.
You can only make a good choice between those options if you have read the report. That is why the copy matters.
Do sellers get a copy of the appraisal?
Not under this rule. Regulation B gives the right to a copy to the loan applicant, which is the buyer. It does not give the seller a right to the buyer's appraisal. A buyer can choose to share the value or the report, for example to support a request to lower the price. That is the buyer's choice, not a requirement.
If you are a seller who wants to know your home's value before you list, that is a different conversation. Ask your agent for a pricing analysis, or order your own appraisal.
Common mistakes with the appraisal copy
- Not reading it. Buyers often look at the value and close the file. Read the comparable sales and, on a VA loan, the list of required repairs.
- Waiving the three days without a reason. Those days are your review time. Keep them unless you truly need to close faster.
- Paying a fee for the copy. The copy is free. If a fee shows up labeled as a charge for the copy, ask your lender about it.
- Treating the appraisal as an inspection. VA says plainly that it is not one. Get a separate home inspection.
- Waiting too long to act on a low value. If the number is low, talk to your agent and lender right away about an ROV, renegotiating, or the escape clause.
More on VA loans and appraisals
- How does a VA appraisal work, and how long does it take?
- Does a VA loan require a home inspection?
- What a seller needs to know when the buyer is using a VA loan
Sources
- 12 CFR 1002.14, Rules on providing appraisals and other valuations (Regulation B), Legal Information Institute
- CFPB, Do I have the right to receive a copy of my home appraisal? (reviewed September 9, 2020)
- U.S. Department of Veterans Affairs, VA Home Loan Buyer's Guide: VA Escape Clause, VA Appraisal, and Home Inspections sections
Frequently asked questions
Do I get a copy of the appraisal when I buy a house?
Yes, for a first mortgage. Federal Regulation B says your lender must give you a free copy promptly after the appraisal is completed or three business days before closing, whichever is earlier.
Can I get a copy of my appraisal if my loan is denied?
Yes. The rule applies whether the loan is approved, denied, incomplete, or withdrawn. If you waived the three-day timing and the loan will not close, the lender must send the copy within 30 days after it determines that.
Does the lender charge for a copy of the appraisal?
No. The lender cannot charge you for the copy. It can charge a reasonable fee for the appraisal itself.
Do sellers get a copy of the appraisal?
The federal rule gives the copy to the loan applicant, which is the buyer. It does not give the seller a right to it. A buyer can choose to share it.
What do VA buyers receive after the appraisal?
A notice of value (NOV). VA says it shows the estimated value, comparable sales, the floor layout, photographs, and any repairs needed to meet VA minimum property requirements.
Want help reading your appraisal or deciding what to do with a low value? Send it my way and we will go through it line by line. You can find me at homesbyjrod.com.
The information in this article comes from 12 CFR 1002.14, the CFPB, and VA's Buyer's Guide, checked on October 20, 2026. Rules can change, so confirm details with your lender. This is general education, not legal or financial advice.
