Reviewed by Vatche Saatdjian, VA Loan Expert, 30+ Years
Understand VA appraisal requirements and minimum property requirements (MPR) to avoid delays. Local Nevada specialists ready to guide you through the process.
That's okay! Use this guide to prepare. When you're ready:
A VA appraisal is required for all VA home loans. It serves two purposes:
Confirms the home is worth at least the purchase price (protects you and the VA from overpaying).
Verifies the home meets VA Minimum Property Requirements for safety, soundness, and sanitation.
Conventional appraisals primarily focus on value. VA appraisals also ensure the property is safe and livable for veterans and their families.
This means: VA appraisers check more items (roof, foundation, HVAC, safety hazards) and may require repairs before closing that a conventional appraisal would not.
VA Minimum Property Requirements (MPR) ensure the home is safe, structurally sound, and sanitary. Here's what appraisers inspect in Nevada:
CRITICAL ITEM — Most common VA appraisal issue in Nevada
Roof Must Have Remaining Life
No specific year requirement, but the roof must have sufficient remaining life to reasonably protect the property. If the appraiser determines the roof is at or near the end of its useful life, repairs or replacement may be required.
Common Roof Red Flags
Nevada Note: Hot Las Vegas/Reno summers accelerate roof aging. Tile roofs common in Nevada typically last longer than asphalt shingles but can crack and become brittle over time.
Must be structurally sound and free from significant defects
What Passes
Red Flags
Must be adequate and in working condition
VA Heating Requirements
The home must have adequate heating for year-round living. Space heaters alone do not meet MPR. Central heating, baseboard, or wall heaters are acceptable if they safely heat all living areas.
Cooling in Nevada (Special Note)
Cooling is not technically required by VA nationwide, but in Nevada (Las Vegas, Henderson, Reno), appraisers may flag homes without working A/C as functionally obsolete or unmarketable given the extreme summer heat. Most Nevada lenders will require working A/C for approval.
Nevada Reality: Expect working A/C to be required. Summers regularly exceed 105°F in Las Vegas. No lender will approve a loan on a home without A/C in Southern Nevada.
Must have safe drinking water and functioning plumbing/sewage systems
Water Supply
Public water or well. If well water, may require testing for potability and contamination (bacteria, nitrates, etc.). Las Vegas/Henderson typically have public water; rural Nevada homes may have wells.
Sewage System
Public sewer or septic. If septic, must be functioning properly with no evidence of failure (pooling water, odors, drain issues).
Red Flags
Must be safe and in working order
What Passes
Red Flags
Must be addressed if the home was built before 1978
Lead-Based Paint Concern
If the home was built before 1978 and has peeling, flaking, or chipping paint on surfaces larger than 2 square feet (interior) or 20 square feet (exterior), it must be repaired by a certified lead-safe contractor.
Solution
Seller typically scrapes, primes, and repaints affected areas. If large scale, may require lead-safe certified contractor. Post-1978 homes: peeling paint still flagged if it's a structural or moisture issue, but no lead-paint protocol required.
No immediate health or safety hazards
Common Red Flags
Nevada-specific: May require inspection depending on location
Nevada Rules
Termite inspections are typically required in Nevada for VA loans, especially in Southern Nevada (Las Vegas, Henderson) where dry wood termites are common. If active infestation or damage is found, treatment and repairs must be completed before closing.
Who Pays: Seller typically pays for termite inspection and treatment as part of standard Nevada VA contract addendums. Confirm with your agent.
Our Nevada VA loan specialists can review property concerns before you make an offer. Get pre-qualified and start shopping with confidence.
Get Pre-Qualified NowHere's the typical VA appraisal timeline in Nevada (Las Vegas, Henderson, Reno):
Once you're under contract and the lender has your full loan application, the appraisal is ordered through the VA Appraisal Management Company (AMC).
Who pays: Buyer typically pays appraisal fee ($500–$700 in Nevada). Fee paid upfront or at closing.
The AMC assigns a VA-approved appraiser. The appraiser contacts the listing agent to schedule the inspection.
Nevada note: Las Vegas/Henderson appraisers are typically busier in spring/summer. Reno may have slightly longer wait times due to fewer VA-approved appraisers.
The appraiser visits the property to inspect interior, exterior, roof, and all systems. Usually takes 30–60 minutes.
What the appraiser does:
The appraiser completes the report and submits it to the VA for review. Once approved, it's sent to your lender.
Report includes:
If the appraisal lists MPR conditions, those repairs must be completed before closing. Once done, a re-inspection or photo verification may be required.
Good news: Most sellers agree to make repairs as part of contract negotiations. VA appraisal conditions are standard and expected in Nevada.
From appraisal order to report delivery. Add 5–10 days if repairs are required. In busy markets (spring/summer), allow up to 21 days total.
These are the most common issues VA appraisers flag in Las Vegas, Henderson, and Reno — and practical solutions for each:
Problem: Roof shows excessive wear, missing tiles, or evidence of leaks.
Solution:
Seller repairs or replaces roof. If cost is high, negotiate price reduction or seller credit toward repair. In some cases, buyer can use VA renovation loan to finance repair post-closing (rare).
Problem: Lead-based paint hazard on older homes.
Solution:
Seller scrapes, primes, and repaints affected areas. Must be done by lead-safe certified contractor if > 2 sq ft inside or > 20 sq ft outside. Common issue in older Las Vegas neighborhoods (built 1950s–1970s).
Problem: A/C doesn't work or is missing (critical in Nevada).
Solution:
Seller must repair or replace HVAC system. If expensive, negotiate credit or lower purchase price. No lender will approve a VA loan on a Southern Nevada home without working A/C.
Problem: Stairs with 4+ steps lack handrails (safety hazard).
Solution:
Seller installs code-compliant handrails. Usually inexpensive and quick fix ($200–$500).
Problem: Termite inspection reveals active termites or structural damage.
Solution:
Seller pays for termite treatment and repairs structural damage. Termite company provides clearance letter. Standard in Nevada VA transactions.
Problem: Windows are cracked, broken, or don't open/close properly.
Solution:
Seller repairs or replaces damaged windows. If minor, may negotiate credit. Safety and security requirement.
Problem: Water heater not properly strapped or secured (earthquake safety).
Solution:
Seller adds proper strapping ($50–$150). Quick fix. May also flag if water heater is leaking or non-functional — must be repaired or replaced.
Problem: Floors have holes, missing sections, or trip hazards.
Solution:
Seller repairs flooring. Must be safe and complete in all living areas. Subfloor damage may indicate moisture issues — appraiser may require further inspection.
Problem: Septic system shows signs of failure (pooling water, odors).
Solution:
Seller must repair or replace septic system (expensive: $3,000–$10,000+). Negotiate hard or walk away if seller refuses. More common in rural Nevada (Pahrump, Mesquite).
Problem: Appraised value is less than purchase price.
Solution:
3 options:
Common questions about VA appraisals and property requirements in Nevada
As an independent Nevada mortgage broker, we can help you compare VA loans with other programs to find the best fit for your situation.
Get pre-qualified and start shopping with confidence. Our Nevada specialists will guide you through the VA appraisal process and help you avoid common pitfalls.
Get Pre-Qualified Now