How does a VA appraisal work, and how long is it valid?

The lender orders it, and VA assigns the appraiser

A VA appraisal does not start with someone calling their favorite appraiser. The lender logs into VA's portal, opens WebLGY (VA's loan guaranty system) and requests the appraisal. The system then generates VA Form 26-1805, which confirms the assignment and shows the appraiser's contact information.

One lender's VA ordering guide states it plainly: VA does not allow rush order requests. Your closing date can be as urgent as a toddler who needs a bathroom, and the order still goes in line.

The appraiser who shows up is an independent, VA-assigned appraiser. They have two jobs, much like on an FHA loan:

• Give a market value, based on comparable sales.
• Check the home against VA's minimum property requirements, which are meant to make sure the home is safe, structurally sound and sanitary.

That second job is what makes VA appraisals feel stricter than conventional ones. It isn't about style. It's about whether the house is fit to live in.

VA sets the fee and the turn time

On a conventional loan, the appraisal fee depends on the market and the AMC. On a VA loan, VA publishes an appraisal fee and timeliness table by state and county. The table in effect as of May 1, 2026 is the one to check, and VA revises it from time to time.

A few payment rules from VA's fee schedule page are worth knowing:

• The lender that first ordered the appraisal is responsible for paying the appraiser, even if the loan later transfers to another lender.
• Payment is due within 30 days of billing. Late fees are allowed, but they cannot be charged to the Veteran.
• Rush or priority fees have to be started by the lender, are negotiated between the appraiser and lender, and also cannot be charged to the Veteran.
• The appraiser's timeliness clock starts the first business day after the assignment. Weekends and federal holidays don't count.

For the exact fee and number of days in your county, check VA's table directly. I'm not going to quote a number here, because it changes by place and VA updates it.

From inspection to Notice of Value

Here's the rough path, based on one lender's VA ordering guide:

1. The VA appraiser has up to 5 business days from the order date to contact the borrower or point of contact.
2. The appraiser completes the report within 10 business days after that contact.
3. A Staff Appraisal Reviewer (SAR) at the lender reviews it and issues the Notice of Value (NOV), within 5 business days in that lender's process.

That guide tells lenders to expect the whole thing in about 15 business days from the order. Your timeline may vary by lender and county, so treat that as a ballpark, not a promise.

The Notice of Value is the document that matters to the loan. It states the value and lists any required repairs to meet VA's property requirements.

If the appraiser expects the value to come in below the contract price, VA's Tidewater process gives the point of contact a short window, typically two business days, to send more sales before the report is final. Use it. Send real closed sales, with reasons, not a sticky note that says "this house is special."

How long the VA appraisal is valid

On an existing home, the Notice of Value is generally valid for six months from the appraisal date. AmeriSave notes that, unlike FHA and conventional loans, VA expirations are generally handled with a new value determination, and extensions happen case by case.

Here's how that compares:

Six months feels like a long time until the seller can't find a rental and the move-out date keeps drifting. If closing is slipping, raise it with the lender early.

One more thing: a valid NOV isn't the same as a current value. In a fast market, a six-month-old opinion can drift away from what buyers are paying now. Valid on paper and right on the street are two different things.

What Veterans and their agents should do

1. Expect the VA timeline. No rush orders. Build the appraisal window into the contract.
2. Prep for the property requirements. Utilities on, access to the attic and crawl space, working heat, a roof that isn't leaking, no peeling paint on older homes.
3. Gather sales for Tidewater. Have closed comparable sales ready in case the appraiser reaches out. Two business days goes fast.
4. Know you're protected on fees. Late fees and rush fees can't be charged to you.
5. Track the NOV date. Six months from the appraisal date. Put it on everyone's calendar.
6. Read the repair list. Required repairs on the NOV have to be handled for the loan to close.

From my side, the VA files that go smoothly are the ones where the agent prepped the house like an FHA file and had sales ready like a Tidewater was coming. Hope is not a comp packet.