This list is for veterans, service members, and surviving spouses who are shopping for a home with a VA loan. Use it on showings to get a rough read on a house. It can't tell you whether a home will pass. Only the VA appraisal answers that, and your lender can walk you through what it finds.
Where the rules come from
The federal rule is short. 38 CFR 36.4351 says a purchase loan can't be guaranteed unless the property meets the planning, construction, and general acceptability standards VA sets.
VA spells those standards out in Chapter 12 of its Lenders Handbook, VA Pamphlet 26-7. The chapter says MPRs exist to protect veterans, lenders, servicers, and VA, and that they help make sure a home is safe, structurally sound, and sanitary. They also cover location and legal issues, such as access to the property.
What the appraiser does and doesn't do
The handbook draws a clear line here. A VA appraisal is not a home inspection. The appraiser estimates value and notes repairs that are readily apparent. The appraiser does not run operational checks of mechanical systems or appliances, and the utilities don't have to be on during the visit.
A few other limits from the chapter:
- The appraiser is not required to climb onto the roof or into the attic, and views the crawl space without entering it.
- The appraiser recommends repairs, not inspections, for anything that does not appear to meet MPRs.
- Cosmetic items, minor deferred maintenance, and normal wear and tear should not be called out as repairs. They can still affect the condition rating.
When repairs are needed, the appraisal is done "subject to" those repairs. That means the value assumes the work gets finished. After the appraisal, the Notice of Value VA issues includes a recommendation that you may want a home inspection. Our post on the VA appraisal timeline covers how that fits into your closing dates.
Showing-day list: safety
Walk the house with these items from the handbook in mind.
- Electrical: look for frayed or exposed wires. The handbook says any that are visible must be repaired.
- Mechanical systems: furnace, water heater, and similar systems must be safe to operate and protected from the elements.
- Heating: heat must be permanently installed and keep areas with plumbing at 50 degrees Fahrenheit or warmer. Some mild-climate areas are an exception.
- Air conditioning: it is not required. If the home has it, it must work.
- Burglar bars: if the windows have them, each bedroom needs at least one window with a quick-release mechanism, unless the bedroom has an outside door.
- Older paint: for a home built before 1978, the handbook presumes lead-based paint. Peeling, chipping, or cracking paint on an older home is a safety repair, and VA does not waive it for cost.
Showing-day list: soundness
These items point to the structure and the envelope of the house.
- Roof: it must keep moisture out and have reasonable life left. Ask the listing agent how old it is, since the appraiser may not go up there.
- Attic: water stains on ceilings or poor ventilation can lead to a repair condition.
- Basement: the appraiser reports dampness or obvious structural problems. A sump pump must be hard-wired or plugged into a proper outlet with a factory cord.
- Crawl space: it needs adequate access, no debris, and proper venting. Standing water or heavy dampness must be corrected.
- Wood damage: signs of termites, fungus, or dry rot lead to an inspection, and any damage must be repaired. In some higher-risk areas, a termite inspection is required either way.
- Other defects: the handbook lists poor workmanship, ongoing settlement, leaks, excessive dampness, and decay as examples of defective conditions.
Showing-day list: sanitation and space
- Water: the home needs a continuous supply of safe drinking water and hot water.
- Sewage: it needs working sanitary facilities and a safe way to dispose of sewage. Homes with a private well or septic system have their own extra rules, so ask your lender about those early.
- Space: each unit needs enough room for living, sleeping, cooking and dining, and a bathroom.
- Access: the home must have safe access from a street with an all-weather surface. A private road needs a permanent easement and a maintenance agreement or homeowners association.
If something on the list fails
Not every flaw stops a VA loan. The handbook treats cosmetic wear differently from defects that affect safety, soundness, or sanitation. If the appraisal calls for repairs, they become conditions on the Notice of Value. The home has to meet MPRs before VA will guarantee the loan.
After the Notice of Value is issued, a veteran can ask VA to consider waiving an MPR repair. The request must be signed by the veteran, the lender must agree, and the home must still be habitable from a safety, soundness, and sanitation standpoint. If VA approves, it may lower the value by what that repair would have added. Who pays for a repair, and how it gets done before closing, is something to settle in your purchase contract. Our post on whether VA appraisals kill deals covers how sellers and agents tend to see this.
What to ask your lender
Bring these questions to your next call:
- Does VA have any local MPR rules for the area where I am shopping?
- If the house has a well or septic system, what extra checks or tests will be needed?
- Is this home in an area where a termite inspection is required?
- If the appraisal calls for repairs, how do repair conditions usually get cleared on your loans?
- Would you suggest a separate home inspection on this house, and when should I book it?
FAQ
Is a VA appraisal the same as a home inspection?
No. The handbook says the appraiser estimates value and notes readily apparent repairs. The appraiser does not test systems or appliances. A home inspection is a separate step, and the Notice of Value recommends that you consider one.
Will chipped paint fail a VA appraisal?
It depends on the age of the home. On a home built in 1978 or later, the handbook says defective paint is normally cosmetic. On a home built before 1978, it is treated as a lead paint safety repair.
Does the home need air conditioning?
No. Air conditioning is not required. If the home has it, the handbook says it must be working, and apparent repairs go on the appraisal.
Can I buy a home that needs work with a VA loan?
It can be possible. Repairs that affect safety, soundness, or sanitation have to be completed, or waived by VA, before the loan is guaranteed. Ask your lender how repair conditions are handled on your loan.
One thing to do
Print this list and take it to your next showing. Note anything that looks like a repair item, then ask your agent and lender about it before you write an offer. If you want help reading a home against the VA rules, get in touch here.
Disclaimer: Jeff Shin, Mortgage Loan Originator, NMLS #1041652. Chicago. Equal Housing Lender. Not a commitment to lend.
Sources: 38 CFR 36.4351, Minimum property and construction requirements; VA Pamphlet 26-7, Lenders Handbook, Chapter 12, Minimum Property Requirements (effective for appraisals ordered after May 1, 2026); BankPricer, "VA appraisal timeline: what slows it down"; BankPricer, "Do VA appraisals kill deals?".