602-312-9571Firebird Appraisals & Consulting & Consulting completes VA and FHA appraisals across Maricopa and Pinal Counties. Our principal appraiser, Gabe Trevizo, is a VA designated appraiser and holds Arizona appraiser license 22146. He has appraised residential property in the Valley since 2005, and as Firebird since 2012. Whether you’re a veteran buying your first home in Queen Creek, a lender closing an FHA loan in Mesa, or a real estate agent trying to keep a deal on schedule, we deliver government-loan appraisals that are careful, clear and on time.
VA appraisals: working with a VA designated appraiser
VA home loans are one of the most valuable benefits available to eligible veterans, service members and surviving spouses. Every VA purchase loan, and most VA refinances, needs an appraisal completed by an appraiser the U.S. Department of Veterans Affairs has designated to do that work.
How VA appraisals are assigned
The borrower, agent and lender don’t choose the appraiser on a VA loan. The lender requests the appraisal through the VA’s system, and the VA assigns it to a designated appraiser who covers that area. If you are buying or refinancing with a VA loan in our area, your appraisal may be assigned to Firebird. When it is, here’s what you can expect from us:
- Prompt contact to schedule the inspection with the listing agent, the owner or the borrower
- A thorough inspection of the home and site
- A market value opinion supported by local comparable sales
- A review against VA Minimum Property Requirements (MPRs), with any required repairs or conditions clearly identified
- Clear communication, so the lender, agents and veteran understand the report and any next steps
VA Minimum Property Requirements
The VA wants every home bought with a VA loan to be safe, structurally sound and sanitary. The appraiser looks at items such as:
- Roof condition and remaining life
- Working heating, plumbing and electrical systems
- Safe access to the property, plus adequate water supply and sewage disposal
- Evidence of defects such as active leaks, significant damage, or hazards like peeling paint on older homes
- Wood-destroying insect concerns, where required for the area or the property
MPRs aren’t a home inspection. The appraiser isn’t testing every system or looking behind walls. When a condition doesn’t meet VA requirements, though, the appraisal will call it out, and the repair usually has to be completed and verified before closing.
Tips for veterans and agents
- Make the home accessible. Utilities should be on, and attics, crawl spaces, garages and gates should be reachable.
- Fix obvious issues early. Missing handrails, broken windows, exposed wiring and active leaks are common reasons a property gets conditioned.
- Provide information. Upgrade lists, permits for additions, and the solar ownership status (owned vs leased) help the appraiser understand the property.
- Ask about the Tidewater process. If the appraised value may come in below the contract price, VA procedures give the lender’s side a chance to submit more sales data before the report is finished. Your lender or agent can explain how that applies to your deal.
FHA appraisals
FHA loans, insured by HUD, are popular with first-time buyers and with borrowers who have smaller down payments. FHA appraisals combine a market value opinion with a review of the property against HUD’s minimum property requirements and standards. The goal is to confirm the home is safe, sound and secure, and adequate collateral for the loan.
Firebird completes FHA appraisals throughout our service area. As with VA, the appraisal is ordered by the lender (often through an appraisal management company), not by the buyer directly.
Common FHA property items
- Peeling or chipping paint on homes built before 1978
- Roofs with significant wear or leaks
- Missing or non-functional smoke detectors or water heater safety features (local requirements vary)
- Inoperable utilities or systems at the time of inspection
- Safety hazards such as trip hazards, exposed wiring, or unsecured pools in some cases
If the appraiser finds a condition that must be fixed, the report will say so. After the repair, a re-inspection (or a completion report) is usually needed before the loan can close.
FHA appraisals and timing
The FHA appraisal is tied to the property for a set period. If a buyer’s loan falls through, the next FHA buyer may be able to use the same appraisal within that window. Your lender can explain the current rules.
Why lenders and agents work with Firebird
- VA designated and Arizona-licensed (license 22146)
- Appraising Valley homes since 2005, giving us market knowledge built across many market cycles
- Local focus. We’re based in Gilbert and appraise throughout Maricopa and Pinal Counties, from Phoenix and Scottsdale to Chandler, Mesa, Queen Creek, San Tan Valley and Casa Grande.
- Experience with new construction and custom homes, which many VA and FHA buyers are purchasing in newer East Valley and Pinal County communities
- Typical turnaround of about 5 business days after the inspection, depending on property complexity and requirements
- Clear, well-supported reports that underwriters can follow
Frequently asked questions
Can I request Firebird for my VA appraisal?
No. VA appraisals are assigned by the VA, so neither the borrower nor the lender chooses the appraiser. If your appraisal is assigned to us, we’ll contact you or your agent to schedule.
Can I hire you directly for my FHA appraisal?
No. FHA appraisals have to be ordered by the lender or its appraisal management company. If you’d like an independent opinion before you buy or list, look at our pre-listing appraisal service.
What happens if the appraisal comes in low?
The appraisal reflects market value as of the effective date. For VA loans, the Tidewater process may allow additional data before the report is finished. After that, options usually include renegotiating, paying the difference, or requesting a reconsideration of value through the lender with new information. Your lender and agent can walk you through these options.
Do you do VA and FHA refinance appraisals?
Yes, when assigned or ordered through the proper channels.
How long does it take?
Our typical turnaround is about 5 business days after the inspection.
Next steps
Lenders and AMCs: contact us at Orders@firebirdappraisals.com or 602-312-9571 to add Firebird to your panel or to place an order. Homeowners and veterans: call with any questions about the appraisal process. We’re happy to explain what to expect.
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