VA Loan Appraisal Requirements: What Gets Checked, How Long It Takes, and What It Costs

Short answer: Every VA purchase loan needs a VA appraisal. Your lender orders it from a VA-approved appraiser after you sign a purchase contract. The appraiser answers two questions: what the home is worth, and whether it meets VA's minimum property requirements, which exist to make sure the home is safe, sanitary, and structurally sound. In Clark County, VA's current fee schedule sets the appraisal fee for a single-family home at $750 and gives the appraiser 6 business days to finish.

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 the step most VA buyers worry about and understand least. Here's what the appraiser looks at, how long it takes, what it costs, and what you can do if the number comes in low.

What is a VA appraisal, and who orders it?

A VA appraisal is required on all VA purchase loans and cash-out refinances. Once you and the seller sign a purchase agreement, your lender (not you) requests an appraiser from VA's approved list.

The appraisal does two jobs at once:

• It sets the value. The appraiser gives an opinion of what the home is worth, based on comparable sales and market data, not on the seller's asking price.
• It checks the home against VA's minimum property requirements. VA calls these MPRs. The home has to meet them before VA will guarantee the loan.

When the appraisal is done, VA issues a Notice of Value, or NOV. It shows the estimated value, the comparable sales the appraiser used, a floor layout, photos, and a list of any repairs needed to meet VA's requirements.

What are the VA loan appraisal requirements for the house itself?

VA's minimum property requirements come down to one standard: the home has to be safe, sanitary, and structurally sound. The requirements are written into federal regulation (38 CFR 36.4521) and spelled out in Chapter 12 of VA's Lenders Handbook.

VA's own appraiser training groups the requirements into categories. The ones buyers run into most are:

• Living conditions: enough space to live in, a safe water supply and sanitary facilities, working utilities, and heat.
• Safety: no hazards that could hurt the people living there, and lead-based paint handled properly.
• Site: safe access to the property, drainage that moves water away from the house, and no problem encroachments.
• Structure: no defective conditions, no wood-destroying insect damage or dry rot, and a roof, attic, and crawl space in acceptable shape.
• Mechanical systems: heating, plumbing, and electrical systems that are safe to use.

VA can also add local requirements that apply only in certain states or counties. The appraiser lists those as conditions when they apply.

What problems does a VA appraiser commonly flag?

VA's training for its appraisers names three common deficiencies:

• Peeling or deteriorated paint. For a home built in 1978 or later, repair is required when exterior paint has worn through and exposes the surface underneath to the weather. For a home built before 1978, VA presumes lead-based paint, and deteriorated paint inside or outside has to be cleaned, scraped, and repainted.
• Wood-destroying insects, fungus, or dry rot. If there's visible damage or infestation, the appraiser calls for an inspection and the damage has to be repaired.
• Unsafe hazards. Things like exposed electrical wires, or anything that could hurt the people living in the home.

Good news, you have options. VA is clear that cosmetic items, minor deferred maintenance, and normal wear and tear do not require repair. A dated kitchen or a scuffed wall is not an MPR problem.

What happens if the home needs repairs?

If the appraiser finds an MPR problem, the appraisal is completed "subject to" repairs. The report lists each required repair with photos, and those items show up on your Notice of Value. VA requires the home to meet its minimum requirements before it guarantees the loan, so the repairs have to be completed, and an appraiser may be sent back to confirm them.

Who pays for those repairs is something you and the seller negotiate. That's a contract question, so talk it through with your agent before you agree to anything.

If you want VA to waive a required repair, that request goes to VA for review. The appraiser can't waive it on their own.

How long does a VA appraisal take in Las Vegas?

VA sets a deadline for each county. As of VA's fee and timeliness table effective May 1, 2026, appraisers in Clark County have 6 business days to complete a VA appraisal. The clock starts the first business day after the appraiser is assigned. Weekends and federal holidays don't count.

That's the appraiser's deadline, not your whole timeline. Your lender still has to order the appraisal, and repairs or a value dispute can add time. VA tells lenders to order the appraisal early in the loan process to avoid delays, so it's fair to ask your lender when they plan to order it.

How much does a VA appraisal cost in Clark County?

VA publishes a maximum fee for each county. For Clark County, the current schedule (effective May 1, 2026) lists:

• Single-family home: $750
• Individual condominium: $750
• Manufactured home: $800
• 2 to 4 unit property: $1,000

VA's buyer guide lists the appraisal as a cost you pay. The appraiser doesn't collect it from you directly. The lender that orders the appraisal pays the appraiser, and VA doesn't allow rush or priority fees. The appraisal is also not a cost you can roll into a VA purchase loan, so plan for it in your cash to close.

What if the VA appraisal comes in low?

Here's what most people don't realize. There's a step that can happen before the appraisal is even finished. VA calls it the Tidewater process. If the appraiser sees that the value is likely to come in below the contract price, they notify a contact named on the appraisal request before they submit the report. That contact then has 2 business days to send in additional sales data for the appraiser to consider.

If the Notice of Value still comes in below the price, VA lists these options:

• Ask for a Reconsideration of Value (ROV). If you believe the value is too low, you can submit valid sales data and ask VA to review it. If VA agrees a change is warranted, it issues an amended NOV.
• Renegotiate the price. The seller may agree to lower the price to the appraised value or offer other concessions.
• Pay the difference in cash. If the value doesn't change and the seller won't move, you can bring the gap to closing.
• Use the VA escape clause. Your contract lets you walk away if the NOV is below the price. You get your earnest money back, but not what you spent on the inspection or appraisal.

Is a VA appraisal the same as a home inspection?

No. The appraiser doesn't run operational checks of systems or appliances, and the utilities don't even need to be on during the visit. The appraisal protects the loan. A home inspection protects you.

VA highly recommends a separate home inspection, and so do I. It looks deeper at the roof, the systems, and everything the appraiser isn't there to test.

Common mistakes VA buyers make with the appraisal

• Skipping the inspection because "VA already checks the house." The appraisal checks minimum standards. It isn't a full inspection.
• Not budgeting for the appraisal fee. It's part of your cash to close, and it isn't refunded if you walk away.
• Assuming a low value ends the deal. You have four paths: ROV, renegotiation, paying the gap, or the escape clause.
• Worrying about cosmetic issues. Worn carpet or dated paint colors are not MPR problems. Safety, sanitation, and structure are.

More on VA loans

• What does a VA loan cost at closing in Las Vegas?
• What is the VA funding fee in 2026, and who is exempt?
• What does full VA entitlement mean, and how do you check yours?

Frequently asked questions

What are the VA loan appraisal requirements?

The home has to meet VA's minimum property requirements, which make sure it is safe, sanitary, and structurally sound. That covers things like safe water and sanitary facilities, heat, working utilities, safe access, a sound structure, and no unsafe hazards. The appraiser also gives an opinion of the home's value.

How long does a VA appraisal take in Clark County?

VA gives appraisers in Clark County 6 business days, starting the first business day after assignment, per its fee and timeliness table effective May 1, 2026. Weekends and federal holidays don't count.

How much is a VA appraisal in Las Vegas?

VA's current fee schedule for Clark County lists $750 for a single-family home or individual condo, $800 for a manufactured home, and $1,000 for a 2 to 4 unit property.

What happens if a VA appraisal comes in below the purchase price?

You can request a Reconsideration of Value, renegotiate with the seller, pay the difference in cash, or use the VA escape clause to walk away and get your earnest money back.

Does a VA appraisal replace a home inspection?

No. The appraiser doesn't test systems or appliances. VA highly recommends a separate home inspection.

Do cosmetic issues fail a VA appraisal?

No. VA says cosmetic items, minor deferred maintenance, and normal wear and tear do not require repair.

Buying near Nellis with a VA loan and want to know what to look for before you write an offer? Send me the homes you're considering and I'll walk through them with you. You can find me at homesbyjrod.com.

The VA figures in this article come from VA's appraisal fee and timeliness table (effective May 1, 2026), VA's Home Loan Guaranty Buyer's Guide, and VA's fee appraiser training materials on benefits.va.gov, checked September 23, 2026. Rules and fees can change, so confirm current details with your lender. This is general education, not financial or legal advice.