The VA Appraisal Process, Fees & Timelines

A VA appraisal is necessary when purchasing a home with a VA loan. A VA appraisal establishes a property’s market value and confirms it meets minimum property requirements (MPR) set by the VA.

More importantly, VA appraisal requirements protect the well-being of veterans, ensuring their purchase of a safe and habitable home. All homes financed by a VA loan must undergo a VA appraisal for approval.

In this article, we’ll cover how the VA appraisal process works and provide a complete list of VA appraisal fees broken down by state and county so you can be fully prepared.

Key Points

• VA-approved appraisers assess properties that VA borrowers want to buy and ensure that they follow VA minimum property requirements (MPRs). 
• Appraisal fees can vary by the type of home being appraised, the region you’re in, and other factors like appraiser travel expenses, reinspection, and more. The flat fee before extras generally ranges from $550 to $1,550.
• Lenders order the VA appraisal, but the borrowers generally pay the appraisal fees upfront.

The VA Appraisal Process 

The lender initiates the process by ordering the VA appraisal; however, borrowers are responsible for paying VA appraisal fees, which are typically paid upfront. The lender orders the VA appraisal after the buyer has an accepted offer from a seller.

Once the appraisal has been ordered, a VA-approved appraiser will assess the property, create a report on its value and condition, and submit it to the VA’s portal. The speed at which you receive the appraisal report will differ by the county you’re purchasing in. 

You can see your county’s appraisal timeline in the table below.

A VA staff appraisal or a lender’s Staff Appraisal Reviewer (SAR) makes the final decision on the property’s appraisal value. This decision is documented in a Notice of Value (NOV). With the approved appraisal, the lender can proceed with the loan approval process, moving toward closing.

If Your Appraisal Isn’t Approved 

If your appraisal isn’t approved, it’s either because the appraised value is lower than the selling price or because the property doesn’t meet minimum property requirements. 

Value is Lower than the Purchase Price 

If the appraised value is lower than the purchase price, the appraisal will not be approved. You can either negotiate the price with the seller, pay the difference between the purchase price and the appraised value out-of-pocket, or cancel the purchase. 

To help address this issue, the VA Tidewater Initiative was created. It gives the buyer’s agent and the seller an opportunity to provide additional information to support a higher value before the appraisal report is finalized. You can read about the VA Tidewater Initiative in detail here. 

Property Does Not Meet MPRs

If the property doesn’t meet minimum property requirements, the appraiser will include the reasons for failure on their appraisal report. There are three routes you can take in this situation: 

1. Repairs and Reinspection: The seller can make the necessary repairs to bring the property up to VA standards. If you take this route, you will need to order a reinspection to confirm that the house meets VA standards after the repairs. A reinspection is when the VA appraiser returns to the property to verify that the required repairs have been completed and that the home now complies with the VA’s MPRs. If the repairs don’t bring the house up to the VA’s MPRs, you’ll need to repeat this process again until they do.

2. Reinspection without Repairs: Although it’s rare, reinspections can be requested even if no repairs were made. This may happen if there’s a disagreement with the original appraiser’s findings or if additional documentation becomes available that addresses the issues noted during the initial appraisal.

3. Cancel the Contract: If repairs are not feasible or the seller refuses, the buyer can cancel the contract using the VA escape clause. Walking away because of appraisal issues typically means you can get your earnest money back. 

VA Escape Clause

The VA escape clause, or the “VA Option Clause,” protects homebuyers using VA loans by allowing them to back out of the purchase contract without penalty if the home’s appraised value is lower than the sale price or if the home doesn’t meet the VA’s MPRs. This clause ensures veterans do not lose any earnest money they might have paid upfront. 

If your purchase is canceled due to a failed appraisal, you will, unfortunately, need to pay for a new appraisal after you have decided on another home. Agents with experience with VA loans can help guide you through this process. 

VA Appraisals Aren’t the Same as Home Inspections

This is a common misunderstanding, and it’s important to understand their differences. A VA appraisal is mandatory for VA loans. It focuses on determining the market value of the home and ensuring it meets the VA’s Minimum Property Requirements (MPRs), such as safety, sanitation, and structural soundness. It’s designed to protect the lender and ensure the property is habitable for the veteran.

A home inspection, on the other hand, is optional but highly recommended. It involves a more detailed examination of the home’s condition, identifying potential issues like faulty wiring, plumbing problems, or roof damage. While an appraisal looks at broad safety and structural concerns, an inspection dives into the home’s overall health. It can help buyers negotiate repairs or back out of a deal if significant issues are found.

In short, while a VA appraisal protects the lender, a home inspection protects you, the buyer, from unexpected problems that could cost you down the line. It’s wise to budget for both during the homebuying process.

Can the VA Appraisal Fee Be Waived?

VA borrowers cannot waive the cost of an appraisal. Appraisal fees have to be paid upfront, but lenders or sellers can reimburse the borrower during the closing process. This fee can typically be negotiated as a seller concession at closing or rolled into the loan amount.

How Much Does the VA Appraisal Cost?

VA appraisal fees range from $525 to $1550 and are paid by the borrower. Your specific fee can be found in the chart below. Appraisal fees vary by county and depend on market demand and available appraisers in the area. Areas with very high VA buyer demand typically have higher fees and longer waiting times. 

Certain situations can also increase charges to the VA funding fee, including cancellation, reinspection, and the type of house you’re buying. 

High Demand Counties

The recent surge in demand for appraisal services, combined with a shortage of available appraisers, has led to sizable increases in appraisal fees in some market areas, which have been designated as High-Demand Counties. 

Mileage 

Appraisers are allowed to charge mileage fees to cover travel expenses to reach the property. This has to be approved by the VA and typically only applies to properties in remote locations such as Hawaii, Alaska, or island territories.

Homes Under Construction

Borrowers using the VA Construction Loan might be charged an additional $50 on top of the standard appraisal fee for their proposed property type in their county. 

Reinspection

When reinspection is necessary, appraisers may charge a flat fee of $150. A reinspection is common in situations where an initial appraiser identifies necessary repairs the house will need to meet MPRs. Make sure to collect all process documentation to help the reinspection go smoothly.

Cancellation

If an appraisal appointment is canceled, fees might be charged depending on the appointment’s stage.

• If the VA assigned the appraiser to assess a property but had not set the appointment date at the time of cancellation, the appraiser may charge no more than $50.
• If the appointment is canceled after the appointment date was set, the appraiser may charge no more than $175.
• If the appraiser completed the property assessment but did not complete the appraisal report, they may charge no more than 50% of the assigned appraisal fee.
• If the appraiser fully completes the appraisal report and uploads it to the VA website portal, they may charge the total assigned appraisal fee.

Complete List of VA Appraisal Fees & Timelines

Below is a table that includes a complete list of VA appraisal fees broken down by state, the appraised property type, and the estimated appraisal timeline by business days. Some states have certain counties with differing appraisal fees, so we specified the applicable counties. 

Keep in mind that the appraisal timeline is in business days and that the first business day doesn’t start until the first business day after the assignment date. So, if the appraisal is conducted on a Friday, the appraisal timeline won’t start until the following Monday. 

State	County	Single-Family	Individual Condo	Mfg. Home	Multi-Family (2-to-4 Unit)	Appraisal Timeline
Alabama	Cullman, Dale, Houston, Jackson, Lauderdale, Marion	$550	$550	$600	$650	12
Alabama	All Other Counties	$600	$600	$650	$700	8
Alaska	Anchorage	$900	$900	$950	$1,100	12
Alaska	Juneau, Matanuska Susitna	$1,000	$1,000	$1,050	$1,200	12
Alaska	Kodiak Island	$1,100	$1,100	$1,150	$1,300	12
Alaska	Valdez Cordova	$1,300	$1,300	$1,375	$1,550	12
Alaska	High Demand Counties: Fairbanks North Star, Kenai Peninsula, Southeast Fairbanks	$1,200	$1,200	$1,250	$1,500	20
Alaska	All Other Counties	$900	$950	$950	$1,200	21
Arizona	Coconino, Graham, Greenlee, La Paz, Mohave, Yavapai, Yuma	$750	$750	$800	$950	10
Arizona	All Other Counties	$650	$650	$700	$850	7
Arkansas	All Counties	$600	$600	$650	$675	10
California	Alameda, Amador, Calaveras, Colusa, Fresno	$800	$800	$850	$1,000	10
California	Del Norte	$950	$950	$1,000	$1,150	12
California	Humboldt, Lake, Lassen, Mendocino, Modoc, Plumas	$850	$850	$900	$1,050	12
California	Kern, Mariposa, Merced, Napa, San Benito, San Luis Obispo, San Francisco, San Mateo, Santa Clara, Santa Cruz, Shasta, Tehama	$750	$750	$800	$925	10
California	High Demand Counties: Alpine, Inyo, Mono, Siskiyou	$1,000	$1,000	$1,050	$1,175	15
California	All Other Counties	$700	$700	$750	$900	7
Colorado	Alamosa, Baca, Bent	$950	$975	$1,000	$1,150	12
Colorado	Conejos, Costilla, Custer, Fremont, Huerfano, La Plata, Las Animas, Montezuma, Pitkin, Rio Grande, Saguache, San Miguel, Summit	$950	$975	$1,000	$1,150	15
Colorado	All Other Counties	$800	$825	$850	$1,000	7
Connecticut	All Counties	$600	$600	$625	$725	10
Delaware	All Counties	$600	$600	$650	$775	10
District of Columbia	All Counties	$625	$625	$700	$900	10
Florida	Franklin, Indian River, Jefferson, Suwannee, Walton	$750	$750	$825	$900	10
Florida	All Counties	$650	$650	$725	$800	7
Georgia	All Counties	$650	$650	$700	$800	7
Guam	All Counties	$800	$800	$850	$1,300	20
Hawaii	All Counties	$900	$900	$950	$1,250	10
Idaho	Adams, Bear Lake, Valley	$750	$750	$800	$875	15
Idaho	Blaine	$800	$800	$875	$975	10
Idaho	Clearwater, Latah, Nez Perce, Owyhee, Teton	$750	$750	$825	$900	10
Idaho	Idaho	$800	$800	$875	$975	8
Idaho	High Demand Counties: Benewah, Bonner, Boundary, Lewis	$800	$800	$850	$1,050	15
Idaho	All Other Counties	$700	$700	$750	$825	8
Illinois	All Counties	$550	$550	$600	$750	10
Indiana	All Counties	$600	$600	$650	$775	8
Iowa	All Counties	$650	$650	$700	$800	10
Kansas	All Counties	$650	$650	$700	$800	10
Kentucky	All Counties	$600	$600	$650	$775	10
Louisiana	All Counties	$600	$600	$650	$775	10
Maine	Aroostook	$1,000	$1,000	$1,050	$1,300	15
Maine	Androscoggin, Kennebec, Oxford, Penobscot, Sagadahoc, York	$800	$800	$850	$975	15
Maine	All Other Counties	$800	$800	$850	$950	10
Maryland	All Counties	$625	$625	$675	$850	10
Massachusetts	Dukes, Nantucket	$750	$750	$950	$1,300	15
Massachusetts	All Other Counties	$625	$625	$800	$1,150	10
Michigan	Clare, Gladwin	$625	$625	$675	$875	12
Michigan	All Other Counties	$625	$625	$675	$800	8
Minnesota	All Counties	$575	$575	$625	$725	10
Mississippi	All Counties	$600	$600	$650	$775	8
Missouri	All Counties	$575	$575	$575	$725	10
Montana	High Demand County: Yellowstone	$1,000	$1,000	$1,050	$1,250	21
Montana	All Other Counties	$875	$875	$925	$1,050	21
Nebraska	All Counties
Nevada	High Demand Counties: Carson City, Churchill, Elko, Eureka, Douglas, Humboldt, Lander, Lincoln, Lyon, Mineral, Pershing, White Pine	$775	$775	$825	$1,025	10
Nevada	All Other Counties	$600	$600	$650	$900	10
New Hampshire	All Counties	$650	$650	$700	$825	10
New Jersey	All Counties	$600	$600	$650	$775	10
New Mexico	Eddy, Grant, Guadalupe, Lincoln, Luna	$700	$700	$750	$1,000	10
New Mexico	High Demand Counties: Cibola, Colfax, Harding, McKinley, Mora, Otero, Raton, Rio Arriba, San Miguel, Sierra, Taos, Torrance, Union	$800	$800	$850	$1,050	15
New Mexico	All Other Counties	$700	$700	$750	$1,000	7
New York	All Counties	$625	$625	$675	$825	10
North Carolina	Ashe, Avery, Beaufort, Buncombe, Burke, Caldwell, Cherokee, Clay, Columbus, Craven, Gaston, Graham, Granville, Haywood, Henderson, Iredell, Jackson, McDowell, Macon, Madison, Mitchell, Person, Polk, Rutherford, Swain, Transylvania, Vance, Watauga, Wilson, Yadkin, Yancey	$575	$575	$625	$675	7
North Carolina	High Demand Counties: Cumberland, Harnett, Hoke, Johnston, Lee, Mecklenburg, Moore, Onslow, Union, Wake, Wayne	$800	$800	$850	$1,100	10
North Carolina	All Other Counties	$525	$525	$575	$625	7
North Dakota	All Counties	$800	$800	$850	$975	15
Northern Mariana Islands/Saipan	All Counties	$700	$700	$750	$1,250	15
Ohio	All Counties	$625	$625	$675	$775	8
Oklahoma	High Demand Counties: Canadian, Cleveland, Comanche, Creek, Rogers, Tulsa	$750	$750	$800	$975	10
Oklahoma	All Other Counties	$675	$675	$725	$900	10
Oregon	High Demand Counties: Baker, Lake, Union, Wallowa	$1,000	$1,000	$1,050	$1,250	15
Oregon	All Other Counties	$825	$825	$875	$975	15
Pennsylvania	Carbon, Clearfield, Clinton, Susquehanna, Warren	$625	$625	$675	$794	15
Pennsylvania	All Other Counties	$625	$625	$675	$800	7
Puerto Rico	All Counties	$600	$600	$650	$750	7
Rhode Island	All Counties	$600	$600	$650	$775	10
South Carolina	High Demand Counties: Anderson, Beaufort, Chesterfield, Colleton, Darlington, Florence, Georgetown, Greenville, Horry, Spartanburg, York	$600	$600	$650	$850	10
South Carolina	All Other Counties	$525	$525	$575	$675	7
South Dakota	All Counties	$725	$725	$775	$900	15
Tennessee	Campbell, Carter, Claiborne, Cocke, Grainger, Greene, Hamblen, Hancock, Hawkins, Jefferson, Montgomery, Scott, Sullivan, Unicoi, Union, Washington	$650	$650	$700	$775	10
Tennessee	All Other Counties	$650	$650	$700	$775	7
Texas	High Demand Counties: Bexar, El Paso, Guadalupe, Harris, Hidalgo	$800	$800	$850	$925	10
Texas	All Other Counties	$675	$675	$725	$800	10
U. S. Virgin Islands	All Counties	$675	$675	$725	$850	7
Utah	All Counties	$675	$675	$725	$850	7
Vermont	All Counties	$775	$775	$825	$925	10
Virginia	All Counties	$600	$600	$650	$775	10
Washington	All Counties	$850	$850	$900	$1,100	14
West Virginia	All Counties	$650	$650	$700	$850	12
Wisconsin	All Counties	$575	$575	$625	$725	10
Wyoming	All Counties	$700	$700	$750	$850	12

Understanding the VA appraisal process is crucial for veterans and servicemembers to ensure they make a sound investment. While the fee cannot be avoided, you can do your due diligence to avoid paying for multiple appraisals or re-consideration charges by learning about the VA minimum property requirements and what appraisers are looking for.

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