Home Appraisal Overview
What Hampton Roads Buyers & Sellers Should Know
Table of Contents
Jump to a section:
- Appraisal Overview
- Appraisal vs. Home Inspection
- How to Help Your Home Appraise Well
- Responding to a Low Appraisal
- How Long an Appraisal Is Valid
- If Your Appraisal Expires
- Conventional Appraisal Waivers
- How Appraisals Affect Closing Timeline
- VA Appraisal Fees & Timeliness
- VA Minimum Property Requirements (MPRs)
- VA Appraisal Visit Prep
- Hampton Roads Appraisal Nuances
- Appraisal FAQs
-
Appraisal Deep Dive for Buyers & Sellers
- Appraisal Contingency & Gap Coverage
- What If the Appraisal Is Low? (Buyer Options)
- What If the Appraisal Is Low? (Seller Playbook)
- What Adds Value (and What Doesn’t)
- Square Footage & ANSI Standards
- Condos & Townhomes
- New Construction & Renovation Appraisals
- Flood Zones, Elevation & Insurance
- Historic & Coastal Homes
- Schedule a Consult / Contact
Home Appraisals Explained Conventional • FHA • VA
Appraisals help confirm fair market value for the loan. Certain programs (FHA and VA) also check visible health/safety items through program criteria. Appraisals are separate from home inspections.
What an Appraisal Is (and isn’t) (click to expand)
- Universal truth: An appraisal is a professional opinion of value based on comparable sales and observed condition. It is not a full home inspection.
- Conventional: Focuses on collateral value and marketability.
- FHA: Confirms value and HUD’s Minimum Property Standards (MPS) (safe, sound, secure).
- VA: Confirms value and VA Minimum Property Requirements (MPRs) (safe, sound, sanitary).
How the Appraisal Process Works (click to expand)
- Lender orders the appraisal; the appraiser analyzes market data and the subject property to form an opinion of value.
- Appraiser visits the property and documents relevant observations; reviews and any program checks/conditions are governed by the lender and loan program.
- For questions about repair conditions or appeals/timing, see program-specific sections on this page and your executed contract.
What Appraisers Look For (click to expand)
- Recent comparable sales (adjusted for features, size, age, location, and condition).
- Observed condition, construction quality, updates, site and neighborhood influences.
- Program-specific visible items where applicable (e.g., FHA MPS, VA MPRs).
If the Appraisal Comes In Low (click to expand)
- Options vary by program and contract. See Responding to a Low Appraisal for buyer and seller paths (conventional/FHA/VA).
Costs, Access & Buyer Rights (click to expand)
- Buyers typically pay the appraisal fee (see Loan Estimate/Closing Disclosure).
- Sellers provide access; attendance policies and logistics are set by lender/appraiser.
- Under the ECOA Valuations Rule, lenders must provide a copy of the appraisal promptly and at least 3 business days before closing.
- Appraiser Independence Requirements (AIR) and similar rules prohibit undue influence on appraisers.
Sources:
• CFPB — What is an appraisal?
• Fannie Mae Selling Guide ·
Freddie Mac Guide
• FHA Handbook 4000.1 ·
VA Lender’s Handbook
How is an Appraisal Different from a Home Inspection?
Appraisal
- Required by lenders for Conventional, FHA, and VA loans.
- Determines the fair market value of the home.
- FHA and VA also check minimum property standards (MPRs/MPS).
- Focuses on value, not detailed condition.
- Protects lender (and buyer) from overpaying.
Inspection
- Optional but highly recommended for all buyers.
- Detailed review of the home’s physical condition (roof, foundation, plumbing, electrical, HVAC, pests, mold, radon, etc.).
- Inspector does not assign a value to the property.
- Focuses on safety, maintenance, and future repairs.
- Learn more: Buyer Resource — Home Inspections
Bottom line: The appraiser answers “What’s it worth?” while the inspector answers “What shape is it in?” Both perspectives matter before you commit to buying a home.
How to Help Your Home Appraise Well (Without Overspending)
How to Help Your Home Appraise Well (Without Overspending)
Simple prep can remove friction and keep value focused on what matters.
- Create a one-page “Upgrades & Repairs” list: dates, costs, permits (roof/HVAC/windows, kitchen/bath updates).
- Ensure full access: all rooms, garage, attic and crawlspace, exterior gates.
- Turn utilities on: power, water, gas—so basics can be observed operating.
- Fix quick safety items: loose handrails, missing outlet/switch covers, tripping hazards.
- Declutter & tidy kitchens/baths; clear mechanical areas (HVAC, water heater, panel).
- Curb appeal touch-ups: mow, edge, fresh mulch at entry, replace burned-out bulbs.
- Have documents handy: survey, elevation certificate (if applicable), HOA info.
- Be photo-ready: blinds open, lights on; pets secured.
Why this helps: Appraisers rely on visible condition, market comps, and documentation—clean access and clear upgrade proof speed accuracy. Guidance aligns with VA/FHA property standards and lender best practices. See: CFPB · VA Lender’s Handbook · FHA Handbook 4000.1
Can I Challenge a Low Appraisal?
Can I Challenge a Low Appraisal?
Conventional Loans — What are my options?
- Ask your lender for a reconsideration with stronger comparables, market updates, or error clarifications.
- Lender may order a second appraisal at its discretion (not guaranteed).
- Negotiation paths: price reduction, split the difference, or buyer adds cash to cover gap.
References: Fannie Mae Selling Guide · Freddie Mac Guide
FHA Loans — Does the appraisal “stick”?
- FHA appraisals are generally valid 180 days and stay with the property during that period for FHA buyers.
- Your lender can request clarifications; repairs may be required for health/safety issues.
References: FHA Single Family Housing Policy Handbook 4000.1
VA Loans — Tidewater & Reconsideration of Value (ROV)
- Tidewater Initiative: If value looks short, lender notifies parties to submit additional comps before value is finalized.
- ROV (after NOV): Lender can request a formal Reconsideration of Value with market evidence.
References: VA Circular 26-17-18 (Tidewater) · VA Lender’s Handbook
How Long Is an Appraisal Valid?
How Long Is an Appraisal Valid?
Timelines vary by loan type. If a closing is delayed, your lender may need an update or a new appraisal.
| Loan Type | Initial Validity | Updates/Notes |
|---|---|---|
| Conventional (Fannie Mae/Freddie Mac) | Up to 12 months from Note Date | If older than ~4 months, lenders often require a short-form update. |
| FHA | 180 days from effective date | Update can extend validity to 1 year. |
| VA | Generally 180 days (6 months) | Extensions vary by local VA offices and market conditions. |
Tip: If your close date slips past the validity window, your lender will advise if a quick update works—or if a new appraisal is needed.
Sources:
• Fannie Mae Selling Guide — Age of Appraisals
• Freddie Mac Guide — Appraisal Age
• FHA Mortgagee Letter 2022-11
• VA Lender’s Handbook
If Your Appraisal Expires
If Your Appraisal Expires
- Conventional: Lenders may allow a short-form update if the appraisal is less than 12 months old but more than 4 months.
- FHA: May extend appraisal validity to 1 year with an update.
- VA: Valid 180 days; if it lapses, your lender/SAR will advise if a re-inspection or new appraisal is needed.
- Pro tip: If delays are likely (repairs, new construction, title work), loop in your REALTOR® and lender early to protect your timeline.
Sources:
• Fannie Mae Selling Guide — Age of Appraisals
• Freddie Mac Guide — Appraisal Age
• FHA Mortgagee Letter 2022-11
• VA Lender’s Handbook
Appraisal Waivers (Conventional)
Appraisal Waivers (Conventional Loans)
- Some conventional loans may qualify for an appraisal waiver if Fannie Mae or Freddie Mac’s systems indicate sufficient data and low risk.
- Good candidates: low loan-to-value ratios, strong borrower profile, and ample comparable sales data.
- Validity: Waiver offers are typically valid for 120 days from the note date.
- FHA/VA: Do not offer waivers — these loans almost always require a full appraisal.
Sources:
• Fannie Mae — Appraisal Waivers
• Freddie Mac Guide — ACE Appraisal Waivers
How Appraisals Affect Your Closing Timeline
How Appraisals Affect Your Closing Timeline
- Typical appraisal turn time: about 10 business days, then lender review. VA adds SAR/NOV review (~5 business days).
- National time to close: Conventional ~48 days, FHA ~51, VA ~53 (averages vary by market conditions).
- ECOA Rule: Lenders must deliver your appraisal copy promptly, and no later than 3 business days before closing.
Sources:
• VA Home Loan Program
• Investopedia — How Long to Close a Mortgage
• CFPB — ECOA Valuations Rule
VA APPRAISAL
When you’re using a VA loan to buy a home in Virginia, understanding the appraisal process is essential. From current VA appraisal fees in the Roanoke Regional Loan Center to the Minimum Property Requirements (MPRs) that ensure your home is safe, structurally sound, and sanitary, every step protects veterans and military families. This guide breaks down the latest VA appraisal costs and timelines, explains the VA’s three S’s standard, and gives you a homeowner-friendly checklist to prepare for the appraisal visit. Whether you’re buying in Norfolk, Virginia Beach, Chesapeake, or anywhere across Hampton Roads, knowing what to expect helps you move forward with confidence.
VA Appraisal Fees & Timeliness — Roanoke Regional Loan Center Virginia
Effective December 1, 2021
| Property Type | Appraisal Fee (VA) | Turnaround Time |
|---|---|---|
| Single-Family | $600 | 10 business days |
| Individual Condominium | $600 | 10 business days |
| Manufactured Homes | $650 | 10 business days |
| 2–4 Unit Multi-Family | $775 | 10 business days |
Note: Fees and timeliness are published by the VA and may be adjusted. Always check the latest schedule.
Source: Department of Veterans Affairs — Appraisal Fees and Timeliness for the Roanoke Region (PDF). See also VA Appraiser Fee Schedules & Timeliness.
VA Minimum Property Requirements (MPRs) Safe • Sound • Sanitary
What VA appraisers look for to approve a VA-backed loan (summarized from the VA Lender’s Handbook, Ch. 12).
Appraisal ≠ Home Inspection
- VA appraisals verify visible compliance with MPRs; appraisers do not perform system/appliance tests. Reports are issued “subject to” repairs when needed.
Residential Use & Marketable Real Estate Entity
- Property must be a single, readily marketable residential real estate entity; mixed use can qualify if the residential character is primary and zoning is compliant.
Access
- Safe, adequate pedestrian/vehicular access from a public or private street with an all-weather surface; private roads need an easement and maintenance agreement.
Space & Living Facilities
- Each living unit must provide space for living, sleeping, cooking/dining, and sanitary facilities.
Utilities, Water & Sanitary
- Continuous supply of safe, potable water, hot water, sanitary facilities, and a safe method of sewage disposal.
- Private wells must meet local health-authority standards (or EPA/CDC guidance where none exist).
Heating & Cooling
- Permanent heating capable of maintaining at least 50°F in areas with plumbing.
- Cooling is not required, but if installed it must be operational.
Roof, Attic, Crawlspace & Basement
- Roof must prevent moisture entry and have reasonable remaining life; defective roofs with ≥3 shingle layers require tear-off before replacement.
- Attics: appraisers visually inspect readily accessible areas; if ventilation or leaks appear deficient, repairs are required.
- Crawlspaces: must have access, be clear of debris, properly vented, and free of excessive dampness/ponding.
- Basements: any dampness or obvious structural issues must be addressed; sump pumps must be safely wired.
Environmental & Health Safety
- Lead-based paint: defective paint on pre-1978 structures is a safety hazard and must be remediated per standards.
- Wood-destroying insects/fungus/dry rot: conditions must be addressed per local requirements/termite zones.
- Additional hazard reviews include flood zones, drainage/topography, high-voltage lines, pipelines, radon, storage tanks, and similar conditions.
Important: MPRs focus on health, safety, soundness, and marketability. Cosmetic issues usually don’t trigger repairs. If a deficiency is visible, the appraisal is typically issued “subject to” repair prior to closing.
Sources: VA Lender’s Handbook — Index · Chapter 10 (Appraisal Process) · Chapter 12 (MPRs)
Timing, reviews, and repair handling are governed by lender/program rules and the executed purchase agreement.
VA Appraisal Visit Checklist Verified • Policy + Best Practices
A VA appraisal is required for most VA-guaranteed purchase loans. It establishes fair market value and checks visible health/safety items against VA's Minimum Property Requirements (MPRs). The appraisal is not a full home inspection. Last verified: Sept 2, 2025
Official VA Policy & What the Appraiser Looks For (click to expand)
- Purpose: Determine fair market value and note readily apparent issues that prevent the property from meeting MPRs (the “Safe, Sound, Sanitary” standard).
- Scope: The appraisal is not a home inspection; cosmetic items are generally outside scope. Reports may be issued “subject to” repairs when required.
- Process: Appraisal → VA review → Notice of Value (NOV). Any required repairs must be completed/verified before closing.
MPR Highlights the Appraiser Typically Checks
- Access: Safe pedestrian/vehicular access on an all-weather surface; private roads need an easement & maintenance agreement.
- Space & Facilities: Each unit must provide areas for living, sleeping, cooking/dining, and sanitary needs.
- Water & Sanitary: Continuous supply of potable water, hot water, sanitary facilities, and safe sewage disposal; private wells must meet local standards.
- Heating & Cooling: Permanent heat capable of maintaining at least 50°F in areas with plumbing; A/C not required but, if installed, must operate.
- Roof / Attic / Crawlspace / Basement: Roof must prevent moisture entry and have reasonable remaining life (tear-off required if ≥3 layers). Attics and crawlspaces must be accessible, properly ventilated, and free of excessive dampness; basements should be free of obvious structural issues; sump pumps safely wired.
- Environmental & Health/Safety: Address peeling lead-based paint (pre-1978), wood-destroying insects/fungus/dry rot per local requirements, drainage/topography concerns, flood zones, proximity hazards (e.g., HV power lines, tanks), and similar conditions.
- Marketable Residential Use: Property should be a single, readily marketable residential real estate entity; mixed use may qualify if the residential character is primary and zoning is compliant.
These bullets summarize VA Lender’s Handbook Chapter 12 (MPRs) and related policy chapters.
Homeowner Best Practices (to Help the Visit Go Smoothly) (click to expand)
- ▢ Share a one-page “Updates & Repairs” list ~24 hours in advance (roof/HVAC ages, major improvements, permits). Helps with context and comparable selection.
- ▢ Ensure full access: unlock side gates; clear paths to all rooms, garage, attic access, and crawlspace/basement.
- ▢ Lights on & blinds open for easier navigation and photos.
- ▢ Secure pets or arrange off-site during the visit.
- ▢ Utilities on (power, water, gas) so essential fixtures/systems can be observed operating.
- ▢ Tidy/declutter so finishes and key areas are visible (kitchen, baths, mechanicals).
- ▢ Address obvious safety items ahead of time where feasible (loose handrails, missing outlet covers, broken steps).
- ▢ Be photo-ready: expect interior/exterior photos (many lenders require kitchens/baths and key areas to be photographed).
These are practical tips (not VA mandates) aligned with common lender/appraiser guidance to reduce delays.
Quick Prep Checklist (click to expand)
Updates list sent All rooms accessible Attic/crawlspace accessible Utilities on Gates unlocked Pets secured Lights/blinds open Clutter minimized
Good to know: If visible MPR issues are noted (e.g., roof leaks, unsafe access, significant peeling lead-based paint on pre-1978 homes, evidence of wood-destroying insects, non-functional essential systems), the appraisal will typically be issued “subject to” repair prior to closing.
Sources: VA Lender’s Handbook — Index · Chapter 10 (Appraisal Process) · Chapter 12 (Minimum Property Requirements) · Veterans United — VA MPRs Guide.
Hampton Roads Appraisal Nuances
Hampton Roads Appraisal Nuances
- Coastal & flood: Elevation and flood zone can influence value and insurance; keep elevation certificates handy when applicable.
- Historic housing stock: may have older wiring/plumbing or exterior lead-paint.
- Military PCS cycles: Seasonal relocation waves can shift comps quickly; appraisers may widen radius or timeframes to stay relevant.
- New construction & infill: Mixed-vintage blocks require careful feature/quality adjustments vs. older stock.
Local advantage: I monitor REIN MLS trends weekly and prep clients with the right documents and timelines to avoid surprises.
FAQ: Home Appraisals in Hampton Roads
A licensed professional determines your home's fair market value—based on comparable sales, property condition, and market trends—to help lenders ensure the loan matches the property value.
Buyers typically pay. In Hampton Roads, expect $600–$700 for single-family homes, and potentially more for FHA/VA or multi-unit properties. Sellers may occasionally cover it via offer negotiations as part of closing costs.
They evaluate location, size, condition, improvements, and comparable home sales. Though cosmetic details don’t add value, structural integrity, utilities, and neighborhood appeal do.
Declutter, clean, complete minor fixes, compile a list of upgrades, and ensure full property access and curb appeal. These simple steps streamline the process and support more accurate valuation.
Have more questions about your home appraisal?
Every property is unique, and so is every appraisal. If you’re preparing to buy or sell in Hampton Roads, I’d love to walk you through what to expect and how to position your home for the best results.
Appraisal Deep Dive for Buyers and Sellers
Appraisal Contingency & Gap Coverage
An appraisal contingency protects buyers if the home appraises below contract price. It allows renegotiation or exit without losing earnest money. In today’s competitive market, many buyers use appraisal gap coverage to strengthen offers.
- Contingency basics: If value is low, buyer can ask seller to reduce price, split difference, or release contract.
- Gap coverage: Buyers commit upfront to bring a set amount of cash above appraised value (e.g., “up to $10,000 over”).
- Loan implications: Gap funds must be documented and eligible. Lender still lends against appraised value, not contract price.
Tip: Gap strategies should always be reviewed with your lender and REALTOR® to ensure underwriting approval.
Sources:
• CFPB — What is an appraisal contingency?
• NAR — Appraisal Gap Guarantees
What If the Appraisal Is Low? (Buyer Options)
- Conventional: Renegotiate, bring cash to cover the gap, or ask lender for reconsideration/2nd appraisal (case-by-case).
- FHA: Appraisal generally “sticks” for 180 days. Repairs for health/safety may be required.
- VA: Tidewater allows comps before value finalizes; after NOV, buyers can pursue Reconsideration of Value (ROV).
Sources:
• CFPB — Appraisals Overview
• VA Circular 26-17-18 — Tidewater
• HUD FHA Handbook 4000.1
What If the Appraisal Is Low? (Seller Playbook)
- Adjust price: Align with appraised value to keep buyer qualified.
- Split the gap: Negotiate shared concessions to salvage deal.
- Repair credits: Offer targeted credits for flagged items.
- Re-list: Withdraw and re-market at revised pricing if feasible.
Source: NAR — Field Guide to Appraisals
What Adds Value (and What Doesn’t)
- Biggest drivers: Permitted square footage, modern kitchens/baths, roof, HVAC/windows, functional garages, curb appeal.
- Regional nuance: Pools and outdoor spaces can add value closer to Virginia Beach, but have less impact in urban Norfolk where lot sizes are smaller.
- Limited impact without comps: Ultra-custom finishes, luxury appliances, or hot tubs often don’t appraise dollar-for-dollar unless neighborhood comps support them.
- What doesn’t count: Staging, décor, paint colors, or unpermitted additions (appraisers can’t legally include these in Gross Living Area).
FAQ: Do finished basements count? Appraisers list them, but they’re usually reported separately from above-grade living area (see ANSI Standards section).
Sources:
• Appraisal Institute — Consumer Guide to Appraisals
• Fannie Mae Selling Guide — Valuation Factors
Square Footage & ANSI Standards
- Since 2022, Fannie Mae requires appraisers to use ANSI Z765 for measuring homes.
- Above-grade finished area counts toward Gross Living Area (GLA).
- Below-grade (basements) are reported separately, even if fully finished.
- Sloped ceilings: Finished attic rooms under 7 feet in height typically don’t count as full GLA.
- Unpermitted additions: Usually excluded from GLA, though noted as “finished area.”
FAQ: Why didn’t my appraiser count my bonus room? Likely it was below grade, under 7 ft ceilings, or unpermitted — appraisers must follow ANSI rules.
Condos & Townhomes: What Appraisers Review
- Recent sales in the same project or nearby, adjusted for size, floor, and amenities.
- HOA financial health — reserves, delinquencies, and special assessments can affect value and lending.
- Owner-occupancy ratios (especially important for FHA/VA financing).
- Condition of common areas, exterior, and amenities like pools or gyms.
Local nuance: In Hampton Roads, high-rise waterfront condos may see premiums for views, while townhomes in Norfolk/Ghent hinge more on walkability and HOA strength.
Sources:
• HUD — FHA Condo Approval
• VA — Condo Approval
• Freddie Mac — Condominium Requirements
New Construction & Renovation Appraisals
- Appraisals may be issued “subject to completion” based on plans and specifications.
- Lenders require a final inspection (Form 1004D) once work is complete.
- Cost ≠ value: $50,000 in upgrades may not increase appraisal by the same amount unless comps support it.
- Common Hampton Roads nuance: Elevation certificates or coastal code upgrades (hurricane straps, impact windows) may add contributory value.
FAQ: Why didn’t my new deck or luxury kitchen add full value? Appraisers must rely on comparable sales, not cost of improvements.
Sources:
• Fannie Mae Selling Guide — Appraising New Construction
• Appraisal Foundation — Uniform Standards
Flood Zones, Elevation & Insurance in Hampton Roads
- Flood zones and Elevation Certificates (ECs) influence insurance costs and loan underwriting.
- Sellers: Provide ECs, drainage info, and flood policies early to avoid delays.
- Buyers: Get quotes from multiple insurers early. Premiums affect debt-to-income (DTI) and can reduce what you qualify for.
- Common Hampton Roads nuance: Properties near the Elizabeth River, Chesapeake Bay, or Ocean View may require additional flood coverage.
FAQ: Does being in a flood zone lower appraisal value? Not directly — but higher premiums can reduce buyer demand, which indirectly impacts value.
Sources:
• FEMA Flood Map Service Center
• FEMA — National Flood Insurance Program
• CFPB — Flood Insurance & Mortgages
Historic & Coastal Homes
- Historic exteriors (pre-1978): Peeling/defective paint can trigger health-and-safety repairs for FHA/VA; lead-safe work practices apply. Keep records of any lead remediation and repainting.
- Older systems & materials: Knob-and-tube/aluminum wiring or galvanized/cast-iron plumbing can affect condition and marketability. Seller documentation (permits, electrician/plumber invoices) helps the appraiser and underwriter.
- Moisture & ventilation: Coastal humidity magnifies rot and fungal decay. Appraisers look for sound roofs, dry/vented attics and crawlspaces, and intact exterior wood trim/sills.
- Shoreline structures: Bulkheads, seawalls, piers, and docks are considered for condition and permitted status. Provide permits/engineer letters when available.
- Flood & wind resilience: Elevation Certificates, flood-opening (vent) documentation, and wind-mitigation features (roof age/covering, clips/straps, impact-rated openings) often influence insurance and buyer demand, which can affect market value via comps.
- Historic overlays: In locally designated districts, exterior changes may require approvals (e.g., Certificate of Appropriateness). Having approvals on file reduces underwriting questions.
Pro tip: Gather a “property dossier” up front—Elevation Certificate, permits/approvals, warranty/repair invoices, shoreline and roof documentation—so the appraisal and underwriting stay on track.
Sources:
• VA Lender’s Handbook — Chapter 12: Minimum Property Requirements (PDF)
• EPA — Lead Renovation, Repair and Painting (RRP) Program
• NPS Technical Preservation Services — Preservation Briefs
• FEMA Building Science — Coastal Construction Resources
• FEMA — Flood Map Service Center (Elevation Certificates)
Want clarity and confidence about your appraisal?
I’ll help you understand how appraisals work, prepare strategically, and respond to results—whether you’re buying or selling.
Content is educational and general in nature. Appraisal requirements and outcomes are defined by lender guidelines, loan program rules, and executed contracts. REALTOR® is a registered collective membership mark.
© Jennifer Dawn Real Estate. REALTOR® is a registered collective membership mark identifying real estate professionals who subscribe to the National Association of REALTORS® Code of Ethics.
Equal Housing Opportunity. This content is provided for general educational purposes only and should not be relied upon as legal or financial advice.
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