The direct answer
A VA appraisal estimates market value and identifies readily apparent conditions affecting safety, structural soundness, or sanitation. The Notice of Value identifies the conditions required for VA loan guaranty. A repair condition calls for a documented plan with your lender. It does not automatically mean the purchase is over.
Watch the matching answer
Recorded in September 2025, before the May 2026 MPR changes. Use the current written guidance below for repair requirements. Service-status comments in the recording reflect its original date; Mitch is an Air Force Veteran.
Key takeaways
- An appraisal does not replace an independent home inspection or test every system.
- Use the current handbook. Several property requirements changed in May 2026.
- Cosmetic wear and a required MPR repair are different issues.
- Confirm the repair, responsible party, evidence, and timing before spending money.
What changed in the May 2026 VA property guidance?
VA updated Chapter 12 for appraisals ordered on or after May 1, 2026. The current KnowVA chapter, updated August 12, 2026, is linked below. Older checklists and videos may describe requirements that have since changed.
| Item | Current guidance |
|---|---|
| Paint on a dwelling built in 1978 or later | Defective paint is normally cosmetic. A separate safety or structural problem still needs review. |
| Paint on a dwelling built before 1978 | Lead-based paint is presumed. Defective paint must be addressed under the lead-paint requirements, with completion certified by the VA-assigned appraiser. |
| Detached improvements | The former Detached Improvements subsection was removed. Do not apply an old blanket repair checklist; the general hazard and other applicable property rules still matter. |
| Non-vented heaters and radon | The former Non-Vented Heater subsection and Radon Gas provisions were removed. Applicable safety standards, local rules, and a buyer’s inspection decisions remain separate questions. |
What should you look at before the appraisal?
Use this to organize a conversation with your agent, inspector, and lender. It is not an inspection report or a promise that every listed condition requires the same repair.
| Look for | Why it matters | Next step |
|---|---|---|
| Active roof leaks, dampness, or decay | The roof must keep moisture out; continuing damage can affect soundness. | Identify the cause and proposed repair, rather than covering a stain. |
| Visible frayed or exposed electrical wiring | VA requires visible unsafe wiring to be repaired. | Ask the lender what licensed work and completion evidence are needed. |
| Unsafe access, damaged steps, or an unstable railing | The actual hazard and applicable requirements determine the repair. | Document the condition. A blanket rule about every missing handrail is not a substitute for review. |
| Defective paint and the dwelling’s construction year | The pre-1978 lead-paint rules differ from the current treatment of newer dwellings. | Confirm the year built and arrange qualified remediation when required. |
| Termite evidence, fungus, or dry rot | Damage needs review, and location can require a wood-destroying-insect report. | Confirm the required report, treatment, and damage repairs early. |
| Water, sewage, or visibly unsafe mechanical systems | Basic services and safe equipment affect property eligibility. | Raise the specific defect with the lender and inspector. |
Do utilities have to be on for the VA appraiser’s visit?
VA Pamphlet 26-7, Chapter 12, Topic 14(b), “Appraiser Not Conducting Operational Checks,” says utilities are not required to be on when the VA appraiser visits because the appraiser does not operationally test mechanical systems or appliances. The subsection carries a March 28, 2019 change date; this is not a new May 2026 exception.
Confirm your lender’s and home inspector’s requirements before the appointments. They may require utilities to be on for their own checks. Topic 14(a) still requires each living unit to have electricity for lighting and necessary equipment. The rule about the appraiser’s visit does not waive property standards or other transaction requirements.
That is one reason to arrange an independent home inspection. An appraisal with no repair conditions is not a warranty that the roof, electrical system, plumbing, air conditioning, or appliances work without defects.
What is different for a Georgia purchase?
VA lists Georgia among the states where wood-destroying-insect information is required statewide. Ask the lender which report applies to the property and whether a property-type exception applies. The handbook treats some condominium arrangements differently.
For a Warner Robins or Robins AFB move, build the report and any required treatment or repairs into the contract timeline. A treatment invoice and proof that damaged wood was repaired answer different questions.
What happens when the Notice of Value requires repairs?
The Notice of Value, or NOV, follows review of the appraisal and states the value and appraisal-related conditions for VA guaranty. Ask for the exact NOV language before arranging work.
- Identify the required repair and ask which items are VA conditions and which are lender requirements.
- Agree in writing who arranges and pays for the work. The contract and negotiations determine responsibility.
- Confirm the required contractor, scope, documentation, and completion certification with the lender.
- Coordinate property access and completion with the seller before work begins.
- Allow time for any required follow-up and lender acceptance of the evidence.
- If completion before closing is difficult, ask about an approved escrow or waiver path before relying on it.
An illustrative repair scenario
Suppose an NOV requires repair of an active roof leak. The buyer and seller agree that the seller will arrange the repair. Before work starts, the lender confirms the documentation and any follow-up certification needed. The contractor addresses the source of the leak and related damage, then the lender reviews the required completion evidence.
This is a hypothetical workflow, not a client story. Painting over the ceiling stain alone does not resolve the cause. The repair scope, who pays, the certification, and the closing date depend on the actual condition and lender requirements.
Can repairs be waived or finished after closing?
Chapter 12 allows VA to consider a Veteran’s signed repair-waiver request after the NOV when the lender concurs and the home remains habitable from a safety, soundness, and sanitation standpoint. This is a case-specific review, not an automatic way to waive a safety issue.
The handbook also permits lenders to hold repair funds in escrow in appropriate cases. All repairs must be completed and the funds distributed before VA guarantees the loan. Ask whether your lender permits the arrangement and get its requirements before assuming you can close first.
How is Tidewater different from a repair condition?
Tidewater concerns value. If the appraiser expects the value may fall below the contract price, the appraisal contact can provide additional sales data before the report is finalized. Ask your lender for the submission deadline and useful comparable sales.
An MPR condition concerns the property’s condition or eligibility. More comparable sales do not fix exposed wiring or an active leak. After a value is issued, a reconsideration of value is a separate review path; the VA escape clause also provides protections when reasonable value is below the contract price.
Questions Veterans ask
Does every cosmetic issue have to be repaired?
No. VA says appraisers should not require repairs for cosmetic items, minor deferred maintenance, or normal wear that is inconsequential to overall condition. Those items may still affect the value assessment.
Does the seller have to pay for all VA repairs?
Responsibility is negotiated through the contract. Confirm who pays and the acceptable completion evidence before work starts. A repair condition by itself does not settle the negotiation.
Does a VA appraisal replace my home inspection?
No. The appraiser identifies readily apparent conditions and estimates value. The appraiser does not operationally test every system or appliance. A separate inspection helps the buyer understand the home’s condition.
Is peeling paint treated the same on every home?
No. Under the current handbook, defective paint on a dwelling built in 1978 or later is normally cosmetic. Pre-1978 dwellings have lead-paint requirements, including appraiser certification of completed repairs.
What should I send Mitch if a repair is holding up closing?
Share the property address, the exact NOV condition, your contract deadline, and the proposed repair plan through the lender’s approved process. Avoid putting private loan documents in a public comment or social post.
Primary sources
Use the official sources below for current program guidance.