The VA Appraisal Process, Fees & Timelines

VA appraisals are required for VA home loan purchases. They ensure your dream home is priced fairly and meets specific safety standards.
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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 VA appraisal is typically ordered after a buyer has entered into a contract with 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.

Note: Lenders do not have control over the VA appraiser. The appraiser works independently to maintain objectivity.

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. 

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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.


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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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