VA appraisal basics

The VA appraisal confirms market value and checks Minimum Property Requirements (MPRs)—basic health and safety items. It’s different from a home inspection, which is a deeper look at condition and maintenance.

New to VA loans? For a bigger picture on eligibility and benefits, see our VA loans in North Carolina guide. If you like source docs, you can also see the VA Lender’s Handbook.

How the process flows

Most NC VA buyers will see this sequence:

1. Order: After you’re under contract, your lender orders a VA appraisal. A VA-approved appraiser accepts the case and schedules access with the listing agent.
2. Valuation work: The appraiser reviews comparable sales and notes obvious condition items.
3. Tidewater (if invoked): If the appraiser believes support for the contract price may be thin, they can open a short “Tidewater” window. You won’t submit comps directly—your lender and agent coordinate and deliver the market data.
4. Report issued: You receive a Notice of Value (NOV) with the appraised value and any MPR items.
5. ROV (if needed): If value still seems off, your lender can pursue a Reconsideration of Value with concise, stronger support.
6. Repairs or waiver review: If MPRs are flagged, the seller often makes simple fixes. Waivers can be considered case-by-case when issues aren’t clear safety concerns.

Timing and fees

VA sets both the maximum appraisal fee and the expected turnaround time from assignment to delivery. That guidance is published and updated by VA; see the VA appraiser fee schedule for details by state and property type.

Conventional appraisals don’t follow VA’s schedule—the lender or AMC (appraisal management company) governs fees and timelines, which can vary by market conditions. Either way, fast access and utilities-on help the clock.

Tidewater, ROV, and MPRs

Tidewater vs. other loan types

Tidewater is a VA feature that invites market data before the value is finalized when support looks thin. Your lender and agent—not you directly—compile and submit the comps during the short window. Conventional and FHA appraisals typically handle any value rebuttal after the report is issued.

Reconsideration of value (ROV)

If the final value still seems low, your lender can request an ROV with stronger comparables, corrected property data, or clear market updates. Keep the narrative tight and fact-based for best results.

MPR items and waiver notes

MPRs cover fundamentals—safe electric and water, heat, roof without active leaks, safe access/egress, and no obvious hazards. Straightforward fixes are common. Waivers may be considered in limited situations where the item isn’t a clear safety concern. For repair credits, promises, or waiver assumptions in your contract, coordinate language with your lender first so expectations match VA and investor rules.

Color chips mark columns only; no extra styling needed for readability. Fees/timelines are governed by VA for VA loans; conventional follows lender/AMC policy.

Common pitfalls and tradeoffs

• Slow access = slow file: Confirm lockbox, alarm codes, pets, and utilities so the appraiser can enter once and finish.
• Unfocused comps: In Tidewater or ROV, lead with three comps: closest, most recent, most similar. Clarity beats volume.
• Vague repair language: If MPRs pop up, align any repair credits or promises with your lender before you commit in writing.

Raleigh, Durham, and Charlotte notes

Triangle and Charlotte submarkets can move quickly. Recent closed sales may post while your appraisal is in process; your lender and agent will monitor and use any new, relevant comps if Tidewater or an ROV is appropriate. Your job: keep access smooth and documents prompt.