602-312-9571A VA buyer can be a great offer. Veterans and service members using a VA home loan are often well qualified, and the program is one of the most common ways people buy homes across the Valley. But a VA loan comes with an appraisal that does two jobs at once, and sellers who know what’s coming have a much smoother escrow.
This guide explains the VA appraisal requirements Arizona sellers run into most often: how the appraiser is assigned, what the Minimum Property Requirements (MPRs) are, the conditions that commonly get flagged, and what happens if the value comes in below the contract price.
It comes from Firebird Appraisals & Consulting in Gilbert. Our lead appraiser, Gabe Trevizo, is an Arizona certified appraiser (license 22146) and a VA designated appraiser who has been appraising homes across Maricopa and Pinal counties since 2005.
How a VA Appraisal Is Different
On most conventional loans, the appraiser’s main job is to support a market value. A VA appraisal does that too, but the appraiser also checks the home against the VA’s Minimum Property Requirements. The goal of those requirements is simple: the home should be safe, structurally sound, and sanitary for the veteran and their family.
The other big difference is who picks the appraiser. On a VA loan, the lender doesn’t choose. The VA assigns the appraisal to an appraiser on its approved panel for that area. That keeps the process independent, and it means the appraiser is someone the VA has designated to do this specific kind of work.
When the appraisal is finished, the VA (or a lender with authority to review it) issues a Notice of Value. That document states the value and lists any conditions that need to be met before the loan can close.
What the Minimum Property Requirements Cover
The MPRs aren’t a home inspection, and the appraiser isn’t looking for every small flaw. They’re focused on health, safety, and soundness. In general terms, the appraiser looks at whether the home has:
- A sound structure. No obvious structural problems, such as serious foundation issues or damage that affects the home’s integrity.
- A roof with remaining life. The roof should keep moisture out and be expected to last for a reasonable time.
- Working mechanical systems. Heating, electrical, and plumbing should be safe and functioning. In Arizona summers, sellers also tend to focus on cooling, so make sure everything runs.
- Safe water and sewage. A safe water supply and a working sewage disposal system, whether that’s city sewer or a septic system.
- Safe access. The property should be reachable by a safe, all-weather route.
- No safety hazards. Things like exposed wiring, missing handrails where they’re needed, or other conditions that could injure someone.
- Sound paint on older homes. For homes built before 1978, chipped or peeling paint is a concern because of the possibility of lead-based paint.
Your lender and the VA’s current guidance are the final word on specific requirements, and they can change over time. Treat this list as a general overview rather than a checklist that guarantees a clean report.
Conditions That Commonly Get Flagged in the Valley
Every home is different, but some items come up again and again in Phoenix-area homes. Sellers who handle them before the appraiser arrives can often avoid a repair condition and a delay:
- Peeling or chipped paint on eaves, fascia, trim, and block walls, especially on homes built before 1978.
- Roof wear, such as damaged or missing tiles, worn underlayment showing through, or signs of leaks on the ceiling.
- Electrical hazards, like missing outlet covers, open junction boxes, or exposed wiring in the garage or yard.
- Water heater issues, such as a missing or improperly installed relief valve discharge line.
- Utilities that are off. If the home is vacant, the water, power, and gas should be on so the appraiser can confirm systems work.
- Pool safety concerns. Damaged fencing, broken gates, or a pool that’s in poor condition can draw attention.
- Debris or damage that creates a hazard, such as broken windows or trip hazards at entries.
Many of these are small, inexpensive fixes. Taking care of them early is usually easier than scheduling a repair and a re-inspection after the appraisal is already in.
How Sellers Can Prepare
A little preparation helps the appraisal go smoothly:
- Walk the property with the list above and fix obvious safety and paint items.
- Make sure every utility is on and the heating and cooling both run.
- Clear access to the attic, the electrical panel, the water heater, and the crawl space if there is one.
- Have a list of recent upgrades ready, such as a new roof, HVAC, or water heater, with dates.
- Secure pets and unlock gates so the appraiser can see the whole property.
Our guide on how to prepare for a home appraisal in Arizona covers the rest of what to have on hand. If you’re not sure whether a feature like an enclosed patio counts as living area, see does an Arizona room count as square footage.
If the Value Comes In Low
The VA has a process that gives the parties a chance to weigh in before a low value is final. When it looks like the value may come in below the contract price, the appraiser can reach out to the designated point of contact, usually the lender or an agent, and give them a short window to provide additional sales data the appraiser should consider. This is often called the Tidewater process.
If the Notice of Value still comes in below the contract price, the options usually include renegotiating the price, the buyer covering the difference, or requesting a reconsideration of value through the lender with supporting sales. Your agent and the buyer’s lender will guide which route makes sense. The appraiser stays independent throughout and bases the value on the market data.
Thinking About a Pre-Listing Appraisal?
If you expect VA or FHA buyers, an independent appraisal before you list can help you price with confidence and spot condition items early. A pre-listing appraisal isn’t a VA appraisal, and it won’t replace the one the buyer’s loan requires, but it gives you a clear picture of value before you set a price. Our FHA and VA appraisal page explains both programs in more detail.
VA Appraisals Across Maricopa and Pinal Counties
We work throughout the East Valley and beyond, including Gilbert, Mesa, Chandler, Queen Creek, San Tan Valley, Phoenix, Tempe, and Scottsdale. See our full service area for more cities.
Frequently Asked Questions
Who orders a VA appraisal?
The lender requests it, but the VA assigns it to an appraiser on its approved panel. The lender doesn’t pick the appraiser.
Is a VA appraisal the same as a home inspection?
No. The appraiser checks value and the VA’s Minimum Property Requirements for safety and soundness. A home inspection is a separate, more detailed review the buyer can order.
What are the most common VA repair items?
Peeling paint, roof wear, electrical hazards, water heater issues, and utilities that are turned off are some of the items that come up most often.
Who pays for VA-required repairs?
That’s negotiated between the buyer and seller. Your agent and the lender can explain the options for your transaction.
What if the VA appraisal comes in low?
The parties may get a chance to submit more sales data before the value is final. After that, the options usually include renegotiating, the buyer covering the gap, or a reconsideration of value through the lender.
Questions About a VA Appraisal?
Firebird Appraisals & Consulting serves homeowners, agents, and lenders across Maricopa and Pinal counties, with a typical turnaround of about five business days. Call 602-312-9571 or request a quote online.