If you're using a VA loan to buy a home in Southern California, one of the most important — and often misunderstood — steps in the process is the VA appraisal.
Unlike a traditional appraisal, the VA appraisal doesn’t just determine the market value of the home — it also ensures the property meets Minimum Property Requirements (MPRs) to protect you, the buyer.
So before you fall in love with a property or make an offer, here’s what you need to know about VA appraisals, MPRs, and how to avoid surprises.
What Is a VA Appraisal?
Every VA loan requires a property appraisal conducted by a VA-certified appraiser.
The purpose of the appraisal is twofold:
- Establish market value – to confirm the home is worth at least the loan amount
- Ensure habitability – to verify the home meets VA safety, sanitation, and structural guidelines (MPRs)
The VA isn’t looking for perfection — but they do want to make sure the home is safe, sound, and sanitary.
What Are VA Minimum Property Requirements (MPRs)?
Here are some of the most common items that VA appraisers check for:
- Safe and adequate heating, electrical, and plumbing systems
- No major roof damage or leaks
- No exposed wiring or broken windows
- No active termite or pest infestations
- No peeling lead-based paint (especially on homes built before 1978)
- Proper drainage and grading away from the foundation
- A safe and usable water supply
- Functioning water heater and appliances (if included)
- Handrails on stairs and decks over 30 inches
- No major foundation or structural issues
These rules apply whether the home is a condo, single-family residence, or multi-unit property.
Will Every Home Pass a VA Appraisal?
Not necessarily — and that’s why it’s important to work with a loan officer and Realtor team that understands VA guidelines.
The good news?
Most issues flagged by a VA appraiser are repairable, and we often help structure deals to have the seller cover minor repairs before closing.
What Happens if a Home Doesn’t Appraise?
There are two main issues that can come up during a VA appraisal:
1. Low Value
If the appraised value comes in below the purchase price, we can request a Reconsideration of Value or renegotiate terms. You’re not required to move forward unless you're comfortable.
2. MPR Repairs Needed
If the property doesn’t meet MPRs, the seller can make repairs — or in some cases, we can help structure a VA renovation loan to roll minor updates into the financing.
We’ll guide you through all of it.
Real-Life Example
A Navy vet we helped in Riverside fell in love with a home that had peeling exterior paint and missing handrails.
Instead of walking away, we structured the offer so that the seller handled repairs during escrow — and the buyer closed with zero down and no additional costs.
This is exactly why having a VA-savvy team makes all the difference.
Tips to Avoid Appraisal Surprises
- Work with a Realtor who understands VA guidelines
- Avoid major fixer-uppers unless you plan to use a VA renovation loan
- Ask your loan officer to review property photos before submitting an offer
- Be ready to negotiate if the appraisal comes in low or requires repairs
VA Appraisal Timelines
In Southern California, VA appraisals typically take 7–10 business days after ordering. We order the appraisal immediately after contract acceptance to avoid delays.
We’re Your VA Appraisal Experts
At S2 Mortgage, we’ve helped hundreds of buyers navigate the VA appraisal process successfully — from Riverside to San Diego, Long Beach to the High Desert.
We know how to spot red flags early, guide your Realtor, and protect your interests from offer to close.
Ready to Buy with Confidence?
Let’s help you find a home that passes the VA appraisal and meets your needs — without surprises or stress.
Call or text:
- Glenn Siaumau: 562-999-6347
- Nicole Thompson-Stockmoe: 619-540-0559
Email: glenn@s2mortgage.com | nicole@s2mortgage.com
Website: www.s2mortgage.com
As a U.S. Navy Veteran and Marine Corps Surviving Spouse, we take pride in protecting those who’ve served — and helping them buy with clarity, confidence, and care.
And if someone you know is thinking about buying, selling, or refinancing, can we count on you to introduce us with a two-way text?