How Long Is a VA Appraisal Good For, and Does It Stay With the Property?

Quick Summary
A VA appraisal is valid for 6 months from the report’s effective date for existing homes and new construction. If you’re under contract in that window, it stays valid until closing or until the contract ends. It is tied to the Veteran buyer’s VA loan case number, so a different VA buyer must get a new appraisal.

The Short Answer

• How long it’s good for: 6 months from the effective date of the appraisal report, not the date the Notice of Value is issued. This applies to existing homes and new construction alike.
• If you’re under contract: The appraisal stays valid until your purchase closes or the contract ends, even if the 6 months run out first.
• If the lender changes: The same Veteran can move the appraisal to a new lender.
• If the buyer changes: The appraisal is tied to the VA loan case number of the Veteran buying the home. A different VA buyer must get a new appraisal.
• If the value comes in low: VA’s Tidewater process and a Reconsideration of Value give you two chances to challenge it.

How a VA Appraisal Works

Your lender orders the appraisal through VA’s system after you have a signed purchase contract, and VA assigns an appraiser from its approved panel. The appraiser estimates the home’s value and checks that it meets VA minimum property requirements.

The appraisal report itself isn’t the final word. A reviewer at your lender, called a Staff Appraisal Reviewer, checks the report and issues the Notice of Value (NOV). The NOV is the official value your loan relies on, and it lists any repairs VA requires before closing.

How Long Is a VA Appraisal Good For?

A VA appraisal is valid for 6 months from the effective date of the appraisal report. The clock does not start when your lender issues the Notice of Value, so a few days spent waiting on the NOV come out of your 6-month window.

If you’re under contract during that window, your lender can keep processing the loan until the transaction is completed or ends, even if closing lands after the 6-month mark. VA can also extend a validity period on a case-by-case basis when conditions justify it. If a delay pushes your closing close to the expiration date, talk to your lender early.

Is a New Construction Appraisal Good for 12 Months?

No. VA used to allow 12 months for proposed construction, but it cut that period to 6 months in October 2014. Some older websites and training materials still show 12 months. If you’re building or buying a home that isn’t finished yet, plan around the 6-month window.

Does a VA Appraisal Stay With the Property?

No. A VA appraisal is tied to the VA loan case number of the Veteran buying the home, not to the house itself. The appraisal report names that specific Veteran as the borrower.

If a VA buyer’s deal falls through and a different Veteran makes an offer, the new buyer must get a new appraisal under their own VA loan case number. Even so, a new appraiser will use the same recent sales in the area, so sellers should take a low first appraisal seriously.

Source: VA Lenders Handbook (VA Pamphlet 26-7), Chapter 13: Notices of Value

What If You Switch Lenders?

If you’re the same Veteran buying the same home, VA provides a clear process. Ask your original lender in writing to transfer your VA loan case number. The new lender then reviews the appraisal and issues a new Notice of Value. You shouldn’t need to pay for a second appraisal just because you changed lenders.

What If the VA Appraisal Comes In Low?

• Tidewater: If the appraiser expects the value to come in below the contract price, they notify your lender before finishing the report. Your lender and agent then have 2 business days to send additional comparable sales.
• Reconsideration of Value (ROV): After the NOV is issued, you can request, through your lender, that VA reconsider the value using stronger comparable sales or corrected information.

If the value still doesn’t change, you can renegotiate the price, cover the difference in cash, or walk away. VA requires an amendatory clause in the purchase contract that lets you cancel without losing your earnest money if the value comes in below the price.

VA Appraisal Timeline: How Long Until Closing?

Every market is different, but here is what to expect on a typical purchase:

• Appraisal completion: Often one to two weeks from the order, and longer in rural areas or busy seasons
• Notice of Value: Usually a few business days after the appraisal report comes in
• Time to close after the NOV: Often one to three weeks if the rest of your file is ready

Required repairs are the most common cause of delay. If the NOV lists repairs, they generally need to be completed and verified before closing. Order the appraisal as soon as you have a signed contract and access to the home, and track the effective date on the appraisal report, since that is when your 6 months begin. For the full sequence, see our VA loan process overview.

Frequently Asked Questions

How long is a VA appraisal good for?

A VA appraisal is valid for 6 months from the effective date of the appraisal report. If you’re under contract during that time, it stays valid until your purchase closes or the contract ends.

Is a VA appraisal on new construction good for 12 months?

No. VA reduced the validity period for proposed construction from 12 months to 6 months in October 2014. Older sources that list 12 months are out of date.

Does a VA appraisal stay with the property?

No. The appraisal is tied to the VA loan case number of the Veteran buying the home. If you switch lenders, you can take it with you. If a different VA buyer makes an offer, they must get a new appraisal.

Can I use my VA appraisal if I switch lenders?

Yes. Ask your original lender in writing to transfer your VA loan case number. The new lender then issues a new Notice of Value, so you shouldn’t need a second appraisal.

How long after a VA appraisal do you close?

Often one to three weeks after the Notice of Value is issued, as long as the rest of your file is ready. Required repairs most often cause delays.

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Have a question about your appraisal, a low value, or your closing timeline? I help Veterans and agents across Indiana, Illinois, and Michigan work through VA appraisal issues every week. Learn more about how VA home loans work.

Call 219-695-0369 or text me at 219-758-8072. Get prequalified here or ask me a VA appraisal question.