Short answer: a VA appraisal checks two things: that the home is worth enough to support the loan, and that it meets VA's Minimum Property Requirements (MPRs), which VA says help ensure a property is "safe, structurally sound, and sanitary." Your lender requests the appraisal and VA assigns the fee appraiser. If something needed for the MPRs looks wrong, the appraisal is written "subject to" the repair.
About the author: Fernando Castro is a Navy veteran (about 20 years, Chief Petty Officer), a VA Loan Specialist with eXp Realty, and a VA loan investor himself who has helped 100+ VA families buy in Las Vegas, many of them stationed at Nellis and Creech. Here's what VA's own rulebook, the VA Lenders Handbook (M26-7), Chapter 12, says the appraiser looks for, in plain words.
What the VA Minimum Property Requirements Are
VA created the MPRs "to protect the interests of Veterans, lenders, servicers, and VA," and a property must meet them before VA guarantees the loan. Two points from Chapter 12 surprise a lot of buyers:
- It is not a home inspection. The appraiser "will not perform operational checks of mechanical systems or appliances." They note readily apparent repairs.
- Cosmetic items don't count. Appraisers should not call for repairs of cosmetic items, minor deferred maintenance or normal wear and tear.
Common Items a VA Appraiser Checks
- Roof: the roof covering must keep moisture out and "provide reasonable future utility, durability, and economy of maintenance." The appraiser is not required to climb onto the roof.
- Heating: heat must be permanently installed and keep areas with plumbing at least 50°F.
- Air conditioning: not required, but if installed it must be operational. Apparent A/C repairs must be done by a licensed heating/air conditioning contractor.
- Electrical and mechanical: each unit needs electricity for lighting and necessary equipment, visible frayed or exposed wires must be repaired, and mechanical systems must be safe to operate.
- Water and sewer: a continuous supply of safe, potable water, hot water, sanitary facilities and a safe method of sewage disposal.
- Access: safe and adequate pedestrian or vehicle access from a public or private street with an all-weather surface. Private roads need a permanent easement and an HOA or joint maintenance agreement.
- Lead-based paint (homes built before 1978): VA presumes lead-based paint is present, and any defective paint is a safety hazard that must be fixed. On homes built in 1978 or later, defective paint is normally considered cosmetic.
- Defects and pests: leakage, excessive dampness, decay, continuing settlement and termites are listed as defective conditions. Apparent wood-destroying insect damage triggers an inspection and repair.
- Pools: readily observable structural defects must be reported, and pools must be secured according to local requirements.
What This Means for Las Vegas Homes Near Nellis and Creech
A few of these rules matter more here than elsewhere:
- A/C: almost every home here has it, so VA's rule applies: if it's installed, it has to work. A unit with apparent problems can hold up the appraisal until a licensed contractor repairs it.
- Older homes: some neighborhoods near Nellis, in North Las Vegas and on the east side, have older homes. If the home was built before 1978, peeling, chipping or cracking paint inside or out will need to be properly treated before closing.
- Condos and townhomes: VA backs a condo loan only in a VA-approved project, so check the project's VA approval before you write an offer.
- Pools: pools are common in the valley, and they must meet local safety requirements.
For the full picture of buying near your base, see my Nellis AFB PCS home buying guide and Creech AFB home buying guide.
If an Item Fails or the Value Comes In Low
Repairs: the appraisal is prepared "subject to" completing the MPR repairs, and the value includes the completed repairs. Who pays for the repair is negotiated between buyer and seller in the contract.
Tidewater: when it looks like the value will come in below the sales price, VA requires the appraiser to notify the lender or the listed point of contact (often the agent or loan officer), who then has 2 working days to send additional sales data. VA describes this in Circular 26-17-18.
Reconsideration of value: after the Notice of Value is issued, the Veteran may request a reconsideration. According to VA, staff review the appraisal, any new data and VA's market data within 5 business days and issue an amended Notice of Value if the market supports a higher value.
New to the process? Start with how VA loans work in Las Vegas and my VA and military home buying guide.
Frequently Asked Questions
Does a VA appraisal require air conditioning in Las Vegas?
VA does not require air conditioning, but if a home has it, it must work. If repairs to the A/C are apparent, the appraisal is made subject to repair by a licensed heating and air conditioning contractor.
Is a VA appraisal the same as a home inspection?
No. VA says the appraiser does not run operational checks of mechanical systems or appliances. The appraiser estimates value and notes readily apparent repairs needed to meet the Minimum Property Requirements, so a separate home inspection is still worth getting.
What happens if a VA appraisal comes in below the contract price?
Before finishing, the appraiser notifies the lender or the listed point of contact and allows 2 business days to send more sales data. This is the Tidewater procedure. After the Notice of Value is issued, the Veteran can request a reconsideration of value in writing with supporting market data.
Questions about a specific home? Call or text me at (702) 530-5370 or email [email protected], Mon–Sun 9 AM–7 PM. I don't lend money, so I'll work alongside your VA lender.
Sources: VA Lenders Handbook M26-7, Chapter 12 (Minimum Property Requirements, Topics 1, 4, 14, 15, 21, 22, 23, 26, 30, 32, 33); VA Circular 26-17-18; VA appraisal policy bulletin; VA.gov purchase loan page. Information only, not lending advice.
