Can the NOV transfer if I change lenders?

Yes, in many cases the existing NOV can transfer to a new lender during the validity period. Ordering multiple appraisals for the same Veteran and property is not permitted while the NOV is valid.

Can a second buyer reuse the first buyer’s VA appraisal?

If the first sale does not close and a second VA buyer applies before the NOV expires, the lender can often use the same NOV. If no new appraisal is ordered, the second buyer should not be charged another appraisal fee.

What if the value comes in low?

Use Tidewater first to submit additional comparable sales before the appraisal is finalized. If needed after the NOV is issued, request a Reconsideration of Value (ROV) through the lender with structured market data.

How long does a VA appraisal take?

Timelines vary by market and property access, but one to two weeks is common under normal conditions.

How Long Does a VA Appraisal Stay With the Property?

Q: How long is a VA appraisal or NOV valid?

In most cases the Notice of Value is valid for six months from issuance. If the Veteran is under contract during that period, processing may continue. In certain conditions VA may allow a case-by-case extension.

Q: Does a VA appraisal stay with the property?

It is tied to the VA case and NOV. Duplicate appraisals are not allowed for the same Veteran on the same property during the validity period. If a new VA buyer purchases the same property before the NOV expires, lenders can often use that same NOV rather than ordering a new appraisal.

August 30, 2025
Scott Swinford
First-Time Buyers, Veterans & Military Buyers

How Long Does a VA Appraisal Stay Valid (And What It Means for You)

Quick Summary: A VA appraisal results in a Notice of Value (NOV), which is generally valid for six months. Duplicate appraisals are not permitted for the same Veteran on the same property during the same period. If the lender changes, the existing NOV can often be used if it is still valid. If the value comes in low, use Tidewater and then an ROV.

Updated August 30, 2025 • Scott Swinford, NMLS# 138422

There’s a lot of confusion about whether a VA appraisal sticks to a house. The short answer is practical. It sticks to the VA case and the resulting NOV for a limited time. That means what you can reuse and when depends on who the buyer is, whether the NOV is still valid, and whether any material changes have occurred.

Short Answer

Validity: The NOV tied to the appraisal is generally valid for six months.
Same Veteran, same property: No duplicate appraisals during the NOV validity period.
Lender change: In many cases, the existing NOV can be used if it is still valid, as it can often be transferred.
Low value: Use Tidewater first. If needed, request a Reconsideration of Value.

How a VA Appraisal Works

A VA appraiser evaluates value and basic property condition. A Staff Appraisal Reviewer issues the Notice of Value (NOV). The NOV is what the loan actually relies on. Typical completion times range from one to two weeks, depending on the market and property access.

How Long Is It Valid?

Most NOVs are valid for six months. If a Veteran is under contract during that period, processing can continue to closing. In certain conditions, VA may allow a case-by-case validity extension. Market changes, property changes, or expiration can require a new appraisal.

Does It Stay With the Property or the Buyer?

Here’s the practical rule that buyers and agents care about:

No duplicates for the same Veteran on the same property. You cannot order around an existing NOV during its validity.
New buyer scenario: If the first sale falls through and a second VA buyer comes along, a new appraisal will be required.
Switching lenders: The NOV can usually be transferred to a new lender while it remains valid. Again, no duplicate appraisals are allowed for the same Veteran and property during the validity period.

What If the Appraised Value Comes In Low?

VA has two guardrails to keep good deals from dying:

Tidewater: If the appraiser believes the value will land below the contract price, the appraiser alerts the lender and allows about two business days to submit additional comparable sales for consideration.
Reconsideration of Value (ROV): After the NOV is issued, the lender can submit a structured request with stronger data for the reviewer to reconsider the value.

Smart Timing Tips

Order the appraisal promptly once you have a solid contract and access.
Track the NOV issue date, not just when the appraiser visited.
If a closing delay pushes you near expiration, contact your lender immediately to discuss options.

Recommended Next Steps

Do you have questions about your specific timeline, Tidewater, or an ROV? I’m glad to help you map the cleanest path to the closing table.

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About the author: Scott Swinford is a VA-focused mortgage lender and founder of American Hero Home Loans. He teaches VA classes for agents and military families, serving veterans, first responders, and local heroes across Indiana, Illinois, and Michigan. Call (219) 695-0369.

Scott Swinford

Scott Swinford is a dedicated mortgage lender and founder of American Hero Home Loans, specializing in VA loans and mortgage solutions for Veterans, first responders, and everyday heroes. As a former first responder himself, Scott brings a deep understanding of the unique needs and challenges faced by those who serve. With a strong commitment to education, he regularly teaches classes to real estate professionals and military families, helping them navigate the path to homeownership with confidence. Whether you're buying your first home or exploring your VA loan benefits, Scott is here to serve you with integrity, expertise, and purpose. Based in Northwest Indiana and licensed in Indiana, Illinois, and Michigan,