VA Appraisal Checklist for San Antonio Buyers and Sellers (2026)
What VA appraisers check, what changed in 2026, and how buyers and sellers can avoid delays
Every home purchased with a VA loan goes through a VA appraisal, and it does more than confirm value. The appraiser also checks whether the home meets VA's Minimum Property Requirements, which are designed to make sure the home is safe, sanitary, and structurally sound. When a home falls short, the required repairs have to be completed before the loan can close.
This checklist covers what San Antonio buyers and sellers should know, including VA's 2026 changes to the requirements. It was prepared by Tami Price, Broker Owner of Tami Price Properties, a U.S. Air Force veteran and Military Relocation Professional (MRP) with two decades of experience, about 1,000 closed transactions, and 12 closed VA loan assumptions.
Key takeaways
- A VA appraisal checks both value and the Minimum Property Requirements.
- A home does not have to be perfect, but required repairs must be completed before closing.
- For appraisals ordered on or after May 1, 2026, peeling paint on homes built in 1978 or later is treated as cosmetic.
- If the value looks low, the Tidewater process allows a short window to submit better comparable sales.
- The VA amendatory clause lets a VA buyer walk away with their earnest money if the value comes in below the price.
What does a VA appraisal check?
A VA appraisal has two parts. The first is value: a VA-assigned appraiser determines whether the home is worth the contract price, based on comparable sales. The second is condition: the appraiser confirms the home meets the Minimum Property Requirements, often called MPRs. Any required repairs are listed on the Notice of Value, the VA's official appraisal result.
The appraisal is not a home inspection. The appraiser looks for safety, structural, and sanitary concerns but does not test every system the way an inspector does, so buyers should still get a full home inspection.
What changed in VA's 2026 property requirements?
VA updated several Minimum Property Requirements in 2026, and the changes apply to appraisals ordered on or after May 1, 2026. Two changes matter most for San Antonio buyers and sellers:
Peeling paint on newer homes
For homes built in 1978 or later, defective paint is now treated as cosmetic and no longer requires repair as a condition of the loan. For homes built before 1978, peeling, chipping, or flaking paint still requires repair because of the risk of lead-based paint.
Detached structures
Detached structures such as sheds, detached garages, and fences are no longer evaluated for MPR compliance, unless one poses a genuine safety hazard to the home or its occupants.
Because the rules depend on when the appraisal was ordered, buyers under contract near a rule change should ask their lender which standards apply.
What MPR issues come up most often in San Antonio?
"The most common issues I encounter involve peeling paint, wood rot, roof deterioration, exposed electrical wiring, missing handrails where required, and other deferred maintenance that raises safety or structural concerns," Tami says. Use this checklist to spot them early, whether you are buying or preparing to sell:
Paint on pre-1978 homes
Chipping, peeling, or flaking paint inside or out must be corrected on homes built before 1978.
Wood rot
Soft or rotted wood on trim, eaves, decks, and siding is a common flag in older and poorly maintained homes.
Roof condition
The roof should be free of active leaks and have reasonable remaining life. Visible deterioration can trigger a repair or a roof certification.
Electrical hazards
Exposed wiring, missing cover plates, and open junction boxes are safety issues appraisers note.
Handrails and steps
Missing handrails where required, loose railings, and broken steps are frequent, inexpensive fixes.
Deferred maintenance
Water damage, wood-destroying insect damage, and other neglected repairs that raise safety or structural concerns.
Not perfect, just safe, sound, and sanitary
"I remind buyers and sellers that a home doesn't have to be perfect to qualify for VA financing, but it must meet the VA's Minimum Property Requirements," Tami says. Most flagged items are routine repairs, and the sooner they are identified, the less likely they are to delay closing.
What happens if the VA appraisal comes in low?
VA has built-in steps for a value that may fall short of the contract price:
Tidewater process
If the appraiser expects the value to come in below the price, they notify the lender before finishing the report. That opens a short window, typically 48 hours, to submit additional comparable sales that support the price.
Reconsideration of Value
After the Notice of Value is issued, the buyer, through the lender, can request a formal Reconsideration of Value with market data showing why the value should be higher.
Amendatory clause
Every VA purchase contract includes a clause that lets the buyer cancel and keep their earnest money if the value comes in below the price. The buyer can also negotiate a lower price or choose to pay the difference.
"I've successfully navigated both the Tidewater process and Reconsiderations of Value while representing buyers and sellers," Tami says. "My approach involves providing relevant comparable sales, documenting the home's features and improvements, and presenting market data that supports the contract price when the evidence warrants it. I understand the importance of responding quickly and providing meaningful information rather than simply disputing an appraiser's opinion."
Buying or selling with VA financing?
Work with an Air Force veteran who has handled VA appraisals, Tidewater, and Reconsiderations of Value.
Book a consultationWhat should sellers know about VA offers?
"I encourage sellers not to dismiss VA offers based on outdated misconceptions about financing or appraisal requirements," Tami says. "VA financing doesn't automatically make a buyer less qualified or a transaction more difficult."
When she prepares a home for sale, Tami looks for visible maintenance and safety concerns that could create appraisal conditions and recommends addressing them before listing when practical. That matters for another reason: a VA Notice of Value generally stays valid for six months, so conditions or a value set on one VA appraisal can carry over to the next VA buyer on the same home.
Who pays for required repairs is negotiated in the contract. Sellers often agree to make them, since the same issues would affect any VA buyer. Request a free CMA or read about selling a home with an assumable VA loan.
Frequently asked questions
Does a home have to be perfect to pass a VA appraisal?
No. The home must meet VA's Minimum Property Requirements for safety, soundness, and sanitation. Cosmetic issues generally do not need repair, but conditions such as exposed wiring, roof leaks, or peeling paint on pre-1978 homes must be corrected before closing.
Is peeling paint still a problem for VA loans in 2026?
It depends on when the home was built. For appraisals ordered on or after May 1, 2026, peeling paint on homes built in 1978 or later is treated as cosmetic. On homes built before 1978, peeling or chipping paint still requires repair because of possible lead-based paint.
What is the VA Tidewater process?
Tidewater is an early notice from the appraiser that the value may come in below the contract price. It gives the buyer's side a short window, typically 48 hours, to submit comparable sales that support the price before the value is finalized.
Can a VA buyer back out if the appraisal is low?
Yes. The VA amendatory clause allows the buyer to cancel without losing their earnest money if the appraised value is below the purchase price. The buyer can also negotiate the price or pay the difference.
Should I get a home inspection if I am getting a VA appraisal?
Yes. The VA appraisal is not a home inspection. A full inspection gives the buyer a much more complete picture of the home's condition and can reveal issues before they surprise anyone at the appraisal.
Tami Price is not a lender or appraiser, and this article is general information, not a loan approval or legal advice. VA requirements can change, so buyers and sellers should confirm current requirements with a VA lender. Read more about VA loans in San Antonio or Military Homebuying in San Antonio.
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Tami Price, Broker Owner, Tami Price Properties | U.S. Air Force veteran | MRP | Texas license 572393 | Brokerage license 9017198 | (210) 620-6681 | [email protected]
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