How VA Appraisals Work In Colorado Springs

Buying or selling with a VA loan in Colorado Springs can feel confusing, especially when the appraisal shows up on your timeline. You want clear steps, fewer surprises, and confidence that your deal will move forward. In this guide, you’ll learn exactly how VA appraisals work here, what the appraiser looks for, how Tidewater and repairs are handled, and how to avoid common delays. Let’s dive in.

VA appraisals: what and why

A VA appraisal sets the VA’s opinion of value and checks whether the home meets Minimum Property Requirements (MPRs) for safety, soundness, and livability. Your lender orders the appraisal from a VA-approved appraiser. The appraiser visits the property, reviews comparable sales, and prepares a report for the lender and VA.

A VA appraisal is not a home inspection. The appraiser focuses on value and major health-and-safety items, not every maintenance detail. After the report, the VA typically issues a Notice of Value (NOV) to your lender with the appraised value and any required repairs.

The VA appraisal workflow

• Lender orders the appraisal after you go under contract.
• Appraiser schedules a site visit and completes the report.
• The report goes to the lender, and the NOV is issued with value and any conditions.
• If repairs are required, they must be completed and rechecked before closing in most cases.
• If the value is below contract price, the parties decide whether to renegotiate, bridge the gap, request a Reconsideration of Value (ROV) through the lender, or cancel under contract terms.

Minimum Property Requirements (MPRs)

MPRs focus on basic safety and livability. Common checks include:

• Roof condition and remaining life, no active leaks.
• Reliable heat, safe electrical, and functional plumbing.
• No active water intrusion or major hazards.
• Safe access and egress, and sanitary sewer or septic service.

In Colorado Springs, frequent MPR issues include hail-damaged roofs, aging furnaces, unsafe wiring, active leaks or drainage problems, and visible signs of foundation movement. If the appraiser flags a deficiency, it will appear as a required repair.

Sellers can reduce surprises by providing documentation upfront, such as permits for completed work, roof and HVAC receipts or warranties, radon mitigation records if applicable, septic inspection reports when relevant, and HOA documents for condos or planned communities.

Tidewater and repair handling

If the appraiser identifies items that do not meet MPRs, you may hear the term Tidewater. It is an alert that issues must be addressed before the VA will finalize eligibility. You will typically see one of these outcomes:

• Required repairs completed and re-inspected by the appraiser.
• In limited situations, an approved repair escrow or holdback for minor, well-defined items. Major life-safety or structural repairs usually must be completed before loan endorsement.

Expect a reinspection after repairs are finished. Having clear invoices, permits, and photos ready helps the appraiser confirm completion and keep your file moving.

Timelines and common delays

VA appraisal turnaround often ranges from about 7 to 21 days depending on appraiser availability and property complexity. If repairs are required, add time for the work and reinspection. If you pursue an ROV, expect additional time for review.

In El Paso County, the most common delays are seasonal appraiser backlogs, complex properties with unpermitted work or foundation concerns, missing repair documentation, and appraisal gaps that require renegotiation or an ROV. Ordering quickly and submitting documents early helps keep the schedule tight.

Colorado Springs factors that matter

• Weather and roofs: Hail and freeze-thaw cycles age roofs and exterior surfaces. Appraisers pay close attention to roof condition and any evidence of past storm damage.
• Soils and foundations: Certain areas have expansive soils and seasonal movement. Significant cracks or signs of active movement can trigger repair requirements.
• Radon: Colorado has higher radon potential. While routine testing is not a universal VA requirement, buyers and sellers often share radon tests or mitigation documentation to avoid questions.
• Permits and additions: Unpermitted additions or incomplete work that affect safety or utility are frequent Tidewater items. Permit records from the City or County help clarify status.
• Sewer/septic and water: Homes on septic need to show proper function. Inspection reports or proof of public sewer can prevent delays.
• HOA and condos: For condos, the project must meet VA approval standards. HOA financials and special assessments can affect eligibility, so gather documents early.

If the value comes in low

When the appraised value falls below the contract price, you have options:

• Seller reduces price.
• Buyer pays the difference in cash.
• Lender submits a Reconsideration of Value with stronger comparable sales or corrections to factual errors.
• Cancel the contract if your contingencies allow.

ROVs can work when fresh, truly comparable sales support a higher value or when the appraiser corrects clear factual mistakes. Success depends on the data.

Practical checklists

For VA buyers

• Schedule a full home inspection early. Do not rely on the appraisal for detailed condition.
• Share seller-provided receipts, permits, and HOA docs with your lender quickly.
• Plan for the possibility of a small appraisal gap or repair list before you write an offer.
• Ask your lender about ordering speed, expected turnaround, and reinspection timing.

For sellers accepting VA offers

• Fix obvious safety items before listing, like broken handrails, exposed wiring, or active leaks.
• Gather permits, warranties, roof and HVAC receipts, radon mitigation records, septic reports, and HOA docs for the appraiser.
• Consider pre-listing checks for roof and major systems in older homes to avoid surprises.
• If you will not make required repairs, be prepared to renegotiate or allow the buyer to cancel.

Local prep help from On Target Homes

A clean, safe, well-documented home tends to sail through VA appraisal. Our team can help you prepare before the first showing. With in-house staging, coordinated cleaning and handyman support, and professional media, we position your home to show well and minimize appraisal friction. For buyers, we align timelines early, coordinate documents fast, and keep communication clear so you know what to expect.

Ready to move forward?

Whether you are buying with VA benefits or listing a home likely to attract VA buyers, the right prep and timeline can make all the difference. If you want a straightforward plan tailored to Colorado Springs and El Paso County, let’s talk about your next steps. Connect with On Target Homes to get started.

FAQs

Who pays for a VA appraisal in Colorado Springs?

• The borrower typically pays the appraisal fee as part of closing costs or upfront, depending on lender practices.

Is a VA appraisal the same as a home inspection?

• No. The appraisal focuses on market value and major MPR safety items, while a home inspection provides a deeper condition review.

How long do VA appraisals take in El Paso County?

• Many appraisals complete in about 7 to 21 days, with more time needed for repairs, reinspections, or ROV reviews.

What repairs does the VA often require locally?

• Common items include roof issues from hail or age, non-functioning heat, unsafe electrical, active leaks or drainage problems, signs of foundation movement, and septic or sanitary concerns.

Can we escrow repairs instead of finishing them before closing?

• Sometimes for minor, well-defined items if the lender and VA approve; major life-safety or structural work usually must be completed before endorsement.

Can a VA appraisal stop a sale in Colorado Springs?

• Yes. If the property fails MPRs or the value is below contract and the parties cannot reach an agreement, the transaction can fall through.