Jacob McCrackin
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Here’s a misconception that trips up a lot of veteran homebuyers: they assume the VA appraisal covers everything a home inspection does. It doesn’t — and confusing the two can cost you significantly if something goes wrong after closing.
The appraisal and the home inspection serve completely different purposes. One is required by your lender. The other is done for you. Understanding both will help you make smarter decisions at every stage of your VA purchase.
A VA appraisal is a mandatory step in every VA purchase loan. Your lender cannot approve the loan without one.
The appraisal has two jobs:
1. Establish the home’s fair market value. The appraiser reviews the home and compares it to recently sold properties of similar size, age, and condition in the area — these are called comparable sales, or “comps.” This confirms you’re not borrowing more than the home is actually worth.
This matters to the lender because if you default on the loan, they need to be able to recover the amount they lent. It also matters to you — overpaying for a home by $20,000 out of the gate is a hole that’s hard to dig out of.
2. Confirm the home meets VA Minimum Property Requirements (MPRs). This is the part most buyers don’t expect. The VA doesn’t just want to know what the home is worth — it wants to know the home is safe, structurally sound, and livable before it will back the loan.
MPRs cover things like:
If the appraiser flags any of these issues, the VA will require them to be resolved before the loan can close. That’s not optional — the lender’s hands are tied.
Who orders the VA appraisal? Your lender submits the request to the VA, and the VA assigns an approved appraiser from its regional panel. Neither you nor your lender gets to pick who does the appraisal. The appraiser is independent, which protects you from a conflict of interest.
How much does a VA appraisal cost in Colorado? VA appraisal fees are set by the VA and are not negotiable the way lender fees are. VA Loan Network For most single-family homes, you can expect to pay somewhere between $525 and $1,300, with exact costs determined by the VA based on your location and property type.
How long does it take? In Colorado, VA appraisals can be completed in as little as 7 business days.
Who pays for it? You do, typically upfront when the lender orders it.
A home inspection is a thorough, top-to-bottom examination of the property conducted by a licensed inspector of your choosing. It is not required for a VA loan. It is not ordered by your lender. And it is not the same thing as an appraisal.
Where the VA appraiser is looking for minimum standards and market value, the home inspector is looking at everything — in detail. A good inspection typically covers:
The inspector’s job isn’t to tell you whether to buy the house. It’s to give you a complete, objective picture of what you’re buying so you can make an informed decision. A typical inspection report will flag items by severity — from minor maintenance items to serious structural concerns.
This information has real value. It can help you negotiate repairs or credits from the seller. It tells you what maintenance is coming in the next few years. And it protects you from buying a home with expensive hidden problems.
| VA Appraisal | Home Inspection | |
| Required? | Yes — mandatory for VA loan approval | No — optional but strongly recommended |
| Purpose | Market value + VA Minimum Property Requirements | Full condition assessment |
| Who orders it? | Your lender (through the VA) | You |
| Who picks the inspector/appraiser? | VA assigns from approved panel | You choose a licensed inspector |
| Cost | Set by VA ($525–$1,300 in most Colorado markets) | Varies; typically $300–$600 in Colorado Springs |
| Depth of review | Focused on MPRs and value | Comprehensive — covers all systems and components |
| Protects | The lender’s collateral and your basic safety | Your interests as a buyer |
The VA appraisal is not designed to protect you the way an inspection does. An appraiser is not a home inspector. They’re not climbing into attics, running every faucet, or testing every outlet. They’re confirming the home meets a minimum bar — not giving you a full picture of what you’re buying.
There are plenty of issues that will pass a VA appraisal but still cost you money after closing:
None of those will necessarily stop your loan from closing. But any one of them could hit your wallet hard in the first few years of ownership.
A home inspection gives you the full picture before you’re legally obligated to buy. That’s worth every dollar.
When you’re using a VA loan, there are two different ways problems can come up — and they’re handled very differently.
1. Issues flagged by the VA appraisal (value + MPRs)
The VA appraiser is focused on a few key areas:
If the appraiser flags something in one of those categories, it becomes a condition of the loan. That means:
This is where the VA loan provides a layer of protection — but it’s important to understand it’s limited to these specific areas.
2. Issues found during the home inspection (everything else)
Your home inspector is looking far beyond those minimum standards.
They may uncover things like:
These items often won’t be flagged by the VA appraisal and won’t stop your loan from closing.
This is where your inspection objection and resolution deadlines come into play.
Both matter — but they protect you in different ways.
The VA appraisal protects the loan. The home inspection protects you. You need both.
Never go into a VA purchase assuming the appraisal did the inspection’s job. Get an independent home inspection on every property you’re serious about. The cost is a few hundred dollars. The protection it provides is worth far more than that.
If you’re buying in Colorado Springs and have questions about how the appraisal process works — or how to structure a contract that protects your interests at every step — reach out. We’ve been through this process as both veterans and a real estate agents, and we’ll make sure you’re covered.