VA Loan Inspection Requirements: Does a VA Loan Require a Home Inspection?

Short answer: VA does not require a home inspection. That surprises a lot of buyers, because VA loan inspection requirements come up in almost every search about VA loans. What VA does require is an appraisal, and the appraisal is not an inspection. VA's own Buyer's Guide says a home inspection is "highly recommended for every borrower," and in Clark County the VA appraisal also calls for wood-destroying insect information. So the inspection is your choice, and it is a choice you should make.

Jennifer Rodriguez is a Realtor® and Military Relocation Professional (MRP®) in Northwest Las Vegas helping military families buy with a VA loan.

Here is what most people don't realize. The VA appraisal and a home inspection answer two different questions. The appraisal asks, "Is this home worth the price, and does it meet VA's basic standards?" The inspection asks, "What is wrong with this house, and what will it cost me later?" You want both answers before you close.

Does a VA loan require a home inspection?

No. The VA Buyer's Guide puts it plainly: home inspections are not required by VA. The same guide lists a home inspection as optional in its list of buying costs, then adds that VA highly recommends a third-party inspection, in addition to the appraisal, because the appraisal does not take the place of one.

Your lender can't make VA require something VA doesn't require. But your lender, your contract, or your own common sense can still lead you to get one. The time to book it is right after your offer is accepted.

What does the VA appraisal actually check?

Once you and the seller sign a purchase agreement, your lender (not you) orders the appraisal from a VA fee panel appraiser. VA says these appraisers are not employees of VA, your lender, or your agent. They are licensed professionals with at least 5 years of experience appraising in your area.

The appraisal gives two things:

• An opinion of value. Is the home worth what you agreed to pay, based on sales data and not the seller's opinion?
• A check against VA's minimum property requirements. Is the home safe, structurally sound, and sanitary enough for VA to back the loan?

When it is done, you get a Notice of Value (NOV). VA says the NOV includes the estimated value, a list of comparable sales, the floor layout, photos, and a list of any items that need repair to meet VA minimum property requirements.

I wrote a full guide on the appraisal itself, including timing and fees: VA loan appraisal requirements.

Why isn't the VA appraisal enough?

Because the appraiser is not there to find every problem. VA's own words: "An appraisal is not a home inspection." It checks value and minimum standards. It does not test every outlet, run every faucet, or tell you the water heater is near the end of its life.

A home inspector does that work. VA's guide says a licensed inspector observes and writes up the systems and components of the home, including:

• Heating
• Cooling
• Plumbing
• Electrical
• Structural parts, like the foundation, roof, and interior and exterior components

In Las Vegas, the cooling system alone is worth a close look. A home can pass an appraisal and still need an expensive AC repair the first summer you own it.

For an older home, VA's guide also suggests a structural engineer may be worth the extra cost. Finding a structural problem after closing is the outcome you're trying to avoid.

Is a termite inspection required for a VA loan in Las Vegas?

For the appraisal, yes, in effect. VA's local appraisal requirements page lists the Nevada counties where wood-destroying insect information is required, and Clark County is on that list. That means a VA appraisal on a Las Vegas home will call for it.

Who arranges and pays for it is something to sort out in your contract and with your lender. Ask early so it doesn't hold up closing.

Who inspects homes in Nevada?

In Nevada, home inspectors are certified by the Nevada Real Estate Division as inspectors of structures under NRS Chapter 645D. When you hire one, ask for their certificate number.

VA's tips for choosing an inspector are simple. Pick someone licensed in your area. Ask friends, family, and coworkers. Read reviews. And choose someone with no ties to anyone in the sale. The inspector works for you.

Wondering what it costs here? I covered local pricing in Las Vegas home inspection cost.

What happens if the inspection finds problems?

Good news, you have options. VA's guide says finding problems during an inspection is not a deal-breaker. It gives you information. You can use what the inspector finds to ask the seller to:

• Lower the price
• Make the repairs or replacements
• Offer other concessions, like help with closing costs

VA allows seller concessions up to 4% under its rules, and VA notes you can keep negotiating up until closing.

To protect yourself, VA suggests considering a satisfactory home inspection contingency in your contract. That ties your purchase to an inspection you're comfortable with. Your agent can tell you what is typical in your market and how the timeline works in a Nevada contract.

It also helps to read the seller's disclosure next to the inspection report. Here is how that form works: Nevada seller disclosure form.

What about the VA escape clause?

Every VA purchase contract must include the VA escape clause. It says you don't have to complete the purchase, and you don't lose your earnest money, if the price is higher than the value VA sets in the appraisal.

Here is the catch. VA's guide says if you walk away under the escape clause, you get your earnest money back, but not money you already spent on the home inspection or the appraisal. The escape clause covers value. It does not cover a bad inspection. That is why the inspection contingency matters as its own line in your contract.

Common mistakes VA buyers make with inspections

• Skipping the inspection because the appraisal "passed." A passing appraisal means the home met minimum standards on the day of the visit. It doesn't mean nothing is wrong.
• Treating the repair list on the NOV as a full list. It only covers items needed to meet VA minimum property requirements.
• Waiting too long to schedule. Inspection time frames in a contract are short. Book the inspector as soon as your offer is accepted.
• Hiring someone the seller suggested. VA specifically recommends an inspector with no conflict of interest in the sale.
• Not reading the report. First-time buyers often panic at a long report. Most findings are routine maintenance. Ask your inspector which items are safety or big-cost issues.

Frequently asked questions

Does a VA loan require a home inspection?

No. VA does not require one, but VA's Buyer's Guide says a home inspection is highly recommended for every borrower, in addition to the required appraisal.

Is the VA appraisal the same as a home inspection?

No. The appraisal checks value and VA's minimum property requirements. A home inspection looks at the condition of the home's systems and structure in much more detail.

Do I need a termite inspection for a VA loan in Las Vegas?

VA's local appraisal requirements list Clark County as a Nevada county where wood-destroying insect information is required for VA appraisals.

Do I get my inspection fee back if I cancel under the VA escape clause?

No. VA says you can get your earnest money back under the escape clause, but not out-of-pocket home inspection or appraisal costs.

What should I do if the inspector finds a major problem?

You can ask the seller to lower the price, make repairs, or offer other concessions. A home inspection contingency in your contract gives you room to negotiate or walk away.

Who licenses home inspectors in Nevada?

The Nevada Real Estate Division certifies inspectors of structures under NRS Chapter 645D.

Buying near Nellis with a VA loan and want help planning the inspection into your timeline? Send me your dates and I'll walk through it with you. You can find me at homesbyjrod.com.

VA facts in this article come from the VA Buyer's Guide and VA's local appraisal requirements page, checked October 9, 2026. Rules can change, so confirm details with your lender. This is general education, not financial or legal advice.