VA Appraisal Turn Times and the Tidewater Process, Explained

Every VA purchase and cash-out refinance requires a VA appraisal, ordered through the VA's appraisal portal and completed by a VA-assigned, VA-approved appraiser — the lender doesn't pick the appraiser. The appraisal does two jobs at once: establishes market value and confirms the home meets the VA's Minimum Property Requirements (MPRs).

What the appraiser checks (MPRs)

• Safe, sanitary, and structurally sound condition overall
• Working heating system adequate for the climate
• Safe water supply and sewage disposal
• Adequate, weathertight roof
• No exposed or unsafe wiring
• Safe pedestrian and vehicular access to the property
• No lead-based-paint hazards on pre-1978 construction
• Functioning mechanical systems
• No active wood-destroying-insect infestation in designated states

The Tidewater process

If, partway through the appraisal, the appraiser believes the value may come in under the contract price, VA rules require the appraiser to alert the lender before finalizing the report. That triggers Tidewater: the lender notifies the listing/selling agents, who then have 3 business days to submit additional comparable sales the appraiser may not have considered. This is the veteran's best — and often only — chance to influence value before the report is locked.

The Notice of Value (NOV)

The finished appraisal becomes the Notice of Value, the VA's official determination of the home's reasonable value. If the NOV still comes in below the contract price after Tidewater, two things can happen:

1. The veteran and seller renegotiate the price down to the NOV, or
2. The seller agrees to reduce the price, or the veteran brings additional cash to bridge the gap (a VA loan can't exceed the NOV plus any allowed additional cash)

The escape clause

Every VA purchase contract includes the VA Amendment to Contract / escape clause: if the NOV comes in under the contract price, the veteran has the right to walk away from the deal and get their earnest money back, with no obligation to complete the purchase at the higher price.

Reconsideration of Value (ROV)

If the veteran or agent believes the appraisal itself is flawed — wrong comps, missed features, clear errors — they can request a formal Reconsideration of Value, submitting evidence for the appraiser (or a review appraiser) to reconsider. This is separate from Tidewater and happens after the NOV is issued.

Turn times

VA appraisal turn times vary regionally and by appraiser workload, but plan for the appraisal to take longer than a typical conventional appraisal, especially in rural or high-demand markets. Build appraisal timing into your contract's closing date expectations.