If you’re buying with a VA loan, you’ll hear about a “VA inspection.” Here’s the catch: there isn’t really one. What people mean is the VA appraisal, and it is not a home inspection. Knowing the difference can keep you from buying a house with problems nobody was hired to find.
When you are ready to look, browse every home for sale in the Triad on Mantle Home Finder.
The short version
- VA appraisal: ordered through the VA, protects the loan. It confirms the home is worth the price and meets the VA’s Minimum Property Requirements.
- Home inspection: hired by you, protects you. It looks at the condition of the whole house and tells you what’s wrong, worn out or about to be expensive.
What the VA appraisal checks
A VA-assigned appraiser determines the home’s value and checks it against the VA’s Minimum Property Requirements (MPRs). The idea is that the home is safe, structurally sound and sanitary. Appraisers look for things like:
- A roof in reasonable condition with remaining life
- Working heat, safe electrical and plumbing, and a safe water supply
- No obvious structural problems, and adequate access to the property
- Peeling paint in older homes where lead-based paint may be present
- Signs of wood-destroying insects or moisture damage
If the appraiser finds an MPR issue, it generally has to be fixed before the loan can close. Who pays for that repair is negotiated between buyer and seller.
If the value looks low: under the VA’s Tidewater process, the appraiser may notify the lender before finishing the report, which gives your agent a chance to send additional comparable sales.
What the VA appraisal doesn’t do
The appraiser is not there to test the dishwasher, crawl the attic, run every faucet or tell you the water heater is 14 years old. The VA itself doesn’t guarantee the condition of the home. Things an appraisal can easily miss:
- HVAC systems near the end of their life
- Slow plumbing leaks, drainage problems, or crawlspace moisture
- Roof issues not visible from the ground
- Electrical problems behind the walls, and appliances that don’t work
Why you still want a home inspection
The VA does not require a home inspection, and the VA encourages buyers to get one anyway. A licensed home inspector gives you a written report on the roof, structure, HVAC, plumbing, electrical, attic, crawlspace and more. In North Carolina, you’ll want that report during your due diligence period, when you can still negotiate repairs or walk away. Read our home inspection tips for buyers and the red flags to watch for.
Termite inspections and VA loans in North Carolina
North Carolina is termite country. In most of the state, VA loans generally call for a wood-destroying insect (termite) inspection, and an appraiser can also require one if they see signs of damage. Your lender will confirm what your loan needs.
VA appraisal vs. home inspection at a glance
- Who orders it: the lender, through the VA (appraisal); you (inspection)
- Who it protects: the loan (appraisal); you (inspection)
- Required: yes (appraisal); no, but strongly recommended (inspection)
- Checks value: yes (appraisal); no (inspection)
- Depth: minimum safety and livability (appraisal); detailed condition of the whole house (inspection)
Frequently asked questions
Do VA loans require a home inspection?
No. The VA requires an appraisal, not an inspection. A home inspection is optional, but skipping it is how buyers end up surprised after closing.
Is the VA appraisal the same as a home inspection?
No. The appraisal confirms value and minimum property standards for the loan. The inspection tells you the condition of the house.
What happens if the VA appraisal finds problems?
Items that don’t meet the MPRs usually must be repaired before closing. Buyer and seller negotiate who pays, and the lender will confirm the repairs are done.
Can I use a VA loan on a fixer-upper?
It’s harder. The home has to meet the MPRs at closing, so a house with major safety or structural problems may not qualify as is.
Learn more about VA home loan benefits at VA.gov. Buying with a different loan type? Compare FHA appraisals vs. home inspections.
Ready to start your search? Our guide to buying your home walks through every step, and the Mantle Realty team is here when you want a local expert in your corner.
