Buying with a VA loan in San Antonio? The appraisal can feel like a mystery that decides your timeline, your budget, and whether you close on time. If you are juggling a PCS, house-hunting from afar, or managing a tight schedule, you deserve clear, step-by-step guidance. In this guide, you will learn what the VA appraisal is, how it differs from an inspection, the most common San Antonio repair flags, the typical timeline, and what to do if value comes in low. Let’s dive in.
VA appraisal basics
A VA appraisal has two jobs: estimate the home’s fair market value and confirm the property meets the VA’s Minimum Property Requirements. These standards focus on safety, soundness, and sanitation. The lender orders the appraisal, and a licensed VA-approved appraiser visits the property and completes the report.
The appraisal is not a home inspection. It will not test every outlet or evaluate every system in detail. The appraiser looks for visible issues that affect value and habitability. You should still hire a professional home inspector to protect your interests and uncover issues beyond the appraisal’s scope.
Your value can come back at or above contract price, or lower than contract price. If the value is lower, your lender cannot base the loan on the higher number. That is when you consider renegotiation, bringing additional cash, or requesting a review of the valuation.
VA MPRs explained
VA Minimum Property Requirements aim to ensure a home is safe, sanitary, and structurally sound. While every property is unique, these items are commonly reviewed:
- Heating and cooling that are adequate for the area. In Texas, functional cooling is typically expected.
- Roof in acceptable condition with no active major leaks or obvious imminent failure.
- No major structural defects, such as significant foundation movement that impacts safety.
- Potable running water, safe plumbing, and proper waste disposal.
- Electrical service that is safe and adequate. No unsafe exposed wiring or hazardous conditions.
- No active wood-destroying insect infestations and no significant untreated damage.
- No obvious health hazards, such as unsafe decks or porches, and required lead-based paint corrections where applicable.
- Utilities on and functioning at appraisal time so the appraiser can evaluate systems.
If the appraiser notes repairs, the lender typically requires they be completed before funding. A re-inspection or documentation will verify the work. Who pays for repairs is negotiable between buyer and seller. If the seller will not complete required items, you can walk away if your contract allows.
San Antonio factors that impact VA appraisals
Local conditions in Bexar County influence what shows up on VA appraisals. Understanding these patterns helps you prepare and avoid delays.
Cooling and HVAC systems
San Antonio summers are hot. Appraisers and lenders generally expect a working cooling system for habitability. A non-functioning AC is a frequent repair item. If the system is older or limping, plan for service or replacement negotiations.
Termites and wood-destroying insects
Central Texas has active termite populations. Appraisers often flag signs of infestation or damaged wood. Lenders may require a WDI inspection, treatment, and repair of damaged areas before closing. If you are buying an older home or see evidence like mud tubes or soft wood, budget time for treatment and repairs.
Foundations and expansive clay soils
Expansive clay soils in the region can cause settlement and slab cracks. If an appraiser sees major movement or significant cracking, they may call for an engineering evaluation or repairs. A separate foundation inspection early in the option period can reduce surprises.
Flood zones and drainage
Some parts of Bexar County lie within special flood hazard areas. If a property is in a flood zone, your lender may require flood insurance, and drainage issues can show up on appraisals. Review flood maps and ask about drainage patterns and any past water intrusion.
Permits and unpermitted work
Unpermitted additions, garage conversions, or major electrical or structural changes can trigger delays. Appraisers and lenders may ask for permit records and proof of code-compliant work. If the home was renovated, gather documentation early so you can respond quickly.
Pools and safety
Pools are common in San Antonio. Appraisers may note unsafe conditions like broken gates or missing barriers. Expect to document compliant safety measures or complete repairs before closing.
Typical timeline in Bexar County
Every deal is different, but here is a realistic window for a VA appraisal in the San Antonio area.
- Order and access: Your lender orders the appraisal after the contract is signed. The seller must provide access and ensure utilities are on.
- Scheduling the visit: Often within 1 to 2 weeks, depending on market workload and availability.
- Report delivery: Typically 3 to 10 business days after the visit. Total turnaround is commonly 7 to 21 days from order to completed report.
- Re-inspection: If repairs are required, add days or weeks based on contractor timelines and appraiser availability.
During busy seasons, expect timelines to stretch. Ask your lender for current local expectations and build a small buffer into your closing date.
Outcomes and your options
What happens when the report comes back depends on value and repairs.
- Value meets or exceeds contract and no MPR issues: You move forward to closing once underwriting is complete.
- Value meets contract but repairs are required: Seller usually completes repairs. Appraiser verifies completion before you can fund.
- Appraised value is lower than contract: You can renegotiate price, bring cash to cover the difference, or cancel under your appraisal contingency. You can also ask your lender about a Reconsideration of Value if you have strong comparable sales or see clear errors.
- Major issues make the property ineligible: If the seller is unwilling or unable to fix, the loan may be denied for that property. You can then cancel per your contract terms and continue your home search.
Negotiation playbook for VA buyers
If the appraisal creates friction, you still have practical paths to the finish line.
- Request seller to complete repairs and provide receipts or certificates.
- Ask for a price reduction to align with appraised value.
- Split repair costs or offer repair credits where allowed by lender rules.
- Bring additional cash to cover a short appraisal if it fits your budget.
- Pursue a Reconsideration of Value with better comparables or correction of errors.
Tip: Keep all repair agreements in writing and save contractor invoices for the re-inspection. Clear documentation helps you close faster.
Buyer checklist for a smoother VA appraisal
Use this checklist as soon as your contract is signed.
- Confirm utilities are on and the appraiser has easy access to all spaces.
- Schedule a full home inspection immediately. Do not rely on the appraisal alone.
- If the home is older or shows signs of pests, order a WDI inspection early.
- Collect permit records for any recent renovations or additions.
- Ask your lender who is ordering the appraisal and for the estimated timeline.
- If there is a pool, verify barriers and gates meet safety requirements.
- Prepare to negotiate on price or repairs if MPR issues or a low value arise.
- Track all repair agreements and keep receipts for re-inspection.
- Maintain fast communication among you, your agent, your lender, and the seller.
How your agent keeps you on track
A strong San Antonio agent helps you anticipate and solve appraisal issues before they cost you time.
- Preps the seller side for utilities on and full access.
- Recommends a home inspector, WDI inspection, and specialists when needed.
- Reviews permit history and helps collect documentation.
- Coordinates repair quotes, timelines, and re-inspections.
- Confirms lender expectations, local timing, and next steps if value is short.
If you are moving under PCS timelines or shopping remotely, this coordination is essential. The goal is to remove surprises, compress your timeline, and keep you in control.
Final thought
A VA appraisal protects you and your lender by confirming value and basic livability. In San Antonio, most delays come from fixable items like AC service, termite treatment, or paperwork for past renovations. With the right preparation, you can move from appraisal to clear-to-close with minimal stress.
Ready to navigate your VA appraisal with confidence in Bexar County? Schedule Your Free Military Relocation Consultation with Evie Hansen to get a tailored plan and timeline for your move.
FAQs
What is a VA appraisal and how is it different from an inspection?
- A VA appraisal estimates value and checks basic safety and habitability, while a home inspection provides a deeper, detailed evaluation of the home’s condition.
How long do VA appraisals take in San Antonio?
- Many buyers see 7 to 21 days from order to report, with extra time if repairs and re-inspections are required.
What repairs are commonly flagged on VA appraisals in Bexar County?
- Non-working AC, roof leaks, active termites or damage, significant foundation issues, unsafe electrical, water intrusion, and unsafe decks or stairs are common.
Can I close with a VA loan if the seller refuses to do required repairs?
- Usually no, because most required repairs must be completed and verified before funding; you may renegotiate or cancel per your contract.
What if the VA appraisal comes in below my contract price?
- You can renegotiate price, bring cash to cover the gap, or request a Reconsideration of Value if there are better comparables or clear errors.
Do I need a working AC for a VA appraisal in Texas?
- Functional cooling is typically expected due to climate, so a non-working AC is often a required repair.
Are termite inspections required for VA loans in San Antonio?
- Lenders often require WDI inspections or treatment when there is evidence of activity or damage, especially in older homes or high-risk areas.
How do flood zones affect a VA loan in Bexar County?
- If the property is in a designated flood zone, lenders may require flood insurance, and drainage issues can be noted on the appraisal.
