Selling to a VA buyer in Decatur and worried the appraisal will derail your closing? You’re not alone. The VA process has a few extra checks aimed at safety and habitability that can trigger last‑minute repairs if you’re not ready. In this guide, you’ll see exactly what VA appraisers look for, the most common repair flags in Morgan County, and a simple checklist to pass with confidence. Let’s dive in.
VA appraisal vs. home inspection
Two goals of a VA appraisal
A VA appraisal focuses on two things: market value and whether the home meets VA Minimum Property Requirements, known as MPRs. The appraiser confirms the price is reasonable and that the home is safe, structurally sound, and sanitary. If the property fails MPRs, the lender will require repairs before issuing the VA guaranty.
What it is not
A VA appraisal is not a full home inspection. The appraiser will note obvious defects and safety issues tied to MPRs, but they are not testing every system in depth. You should still expect buyers to order a separate inspection for a full evaluation.
Why repairs often happen before closing
When an appraiser calls out repairs, those items typically must be completed and documented before closing. Exceptions or escrows are uncommon and require lender and VA approval. Plan as if safety and habitability fixes need to be finished early so your timeline stays intact.
VA Minimum Property Requirements
Core safety and habitability checks
VA MPRs require that a home be safe, structurally sound, and sanitary. Appraisers commonly evaluate:
- Safety and security: safe entry and exit, working handrails and guardrails, secure doors and locks.
- Sanitation and potable water: reliable water supply, operational water heater, functioning plumbing with no active leaks, and a working sewer or permitted septic system.
- Heating and cooling: a permanent, functioning heating system that can maintain a livable indoor temperature. In our climate, lack of heat is a common immediate fail.
- Electrical: no exposed wiring or immediate fire hazards, functioning switches and outlets, and safe service panels.
- Roof and exterior: no active leaks, stable chimneys, and sound porches, steps, walls, and foundation.
- Structural integrity: no major sagging, active settlement, or unsafe cracks.
- Pest and infestation: signs of termites or damage may require treatment and repair documents.
- Environmental hazards: obvious lead‑based paint hazards, severe mold, or similar health risks must be addressed per guidance.
- Access: legal and practical access for vehicles and pedestrians.
Common outcomes
After the appraisal, you will usually see one of three results:
- No repairs needed.
- Repairs required before closing.
- Conditions that must be completed and re‑inspected.
Common repair flags in Decatur
Fix these first
These items often stop a VA closing if not resolved early:
- Nonfunctional or missing permanent heat.
- Active roof leaks or significant water intrusion.
- Electrical hazards like exposed wiring, open splices, or double‑tapped breakers.
- Missing or loose handrails and guardrails on stairs and porches.
- Unsafe porches or stoops and compromised support columns.
- Broken windows or exterior doors that will not close or lock securely.
- No hot water, active plumbing leaks, or inoperable fixtures.
- Failing septic or unverified sewer connection.
- Active termite infestation or visible damage that lacks treatment documentation.
- Large areas of mold, open holes in floors or walls, and trip hazards.
Frequently flagged but fixable
These items may trigger negotiations or documentation and sometimes repairs:
- Missing smoke detectors or carbon monoxide detectors where required.
- Deteriorated exterior paint on pre‑1978 homes that may present a lead hazard.
- Minor roof damage likely to worsen if ignored.
- Local code issues that create immediate safety concerns.
- Aging but operational mechanicals that may be noted by the appraiser.
Decatur and Morgan County realities
Termites
North Alabama has a well‑known risk for subterranean termites. If there is evidence of activity or damage, expect to provide a wood‑destroying insect report or a termite treatment letter from a licensed provider.
Humidity and mold
Humid summers can amplify moisture issues in crawl spaces, basements, and attics. If you see visible mold or moisture staining, address the source of the leak first, then remediate and document the work.
Older housing stock
Many Decatur homes were built mid‑century or earlier. Older galvanized plumbing, aging electrical systems, and worn roofs show up often in VA reports. Proactive repairs and service records help keep the process moving.
Floodplain and drainage
Living near the Tennessee River or local creeks can mean floodplain considerations. Being in a floodplain alone does not fail an appraisal, but poor drainage, deteriorated retaining walls, or unpermitted alterations that create hazards can be flagged.
Unpermitted conversions
Garage conversions or additions that lack permits and safe egress can delay a VA approval. Verify permits and correct any safety issues before listing.
Your pre‑listing VA‑ready checklist
Priority fixes to handle early
Complete these items before listing or immediately after going under contract:
- Service the heating system and confirm it operates properly. Save the service receipt.
- Repair active roof leaks and address areas at risk of failure.
- Install or secure handrails and guardrails. Fix unsafe steps and porches.
- Correct active plumbing leaks and verify hot water, toilets, and sinks function.
- Eliminate obvious electrical hazards. Replace broken outlets and cover plates. Use a licensed electrician for unsafe conditions.
- Order a termite inspection and treatment if needed. Keep the letter from the licensed provider.
- Install or verify smoke and CO detectors per local requirements.
- Repair broken windows and ensure exterior doors close and lock securely.
- Address active mold after fixing the moisture source and keep documentation.
- Confirm the septic system functions or provide proof of municipal sewer connection.
Lower‑effort wins that reduce friction
- Gather permits, contractor invoices, and utility records in one folder.
- Order a pre‑listing inspection with a focus on VA MPR items so you are not surprised.
- If a major system is at end of life, consider replacement now to avoid last‑minute delays.
How the VA appraisal and repair process works
Step by step
- Coordinate early with a VA‑experienced lender. They can flag likely MPR issues before the appraiser arrives.
- Conduct a pre‑listing or pre‑contract check targeting heating, roof, electrical, structure, and pests.
- Once the lender orders the VA appraisal, the appraiser visits and issues a report. You may receive a Notice of Value with repair conditions or a clean approval.
- If repairs are required, complete them and keep receipts, photos, and any permits. Share documentation quickly with the lender.
- Expect a re‑inspection by the original appraiser or a VA‑approved inspector to confirm the work.
Documentation to keep ready
- Receipts and invoices for repairs, including contractor license numbers.
- Permits and signed final inspections for permitted work.
- Termite inspection and treatment letters.
- HVAC service records and any replacement documentation.
- Before and after photos of repaired items.
- Septic inspection results or sewer connection proof.
- Smoke and CO detector purchase receipts or compliance paperwork.
- Lead paint disclosure and documentation of stabilization for pre‑1978 homes if applicable.
Work smoothly with your lender and appraiser
- Choose a lender experienced with VA loans. They understand MPRs and acceptable documentation.
- Ask the lender to assign a local VA‑experienced appraiser familiar with Morgan County housing.
- Build repair and re‑inspection time into your contract timeline. Appraisers can book out.
- Plan to complete critical safety repairs before closing. Repair escrows or waivers are rare and require lender and VA approval.
Communication and negotiation tips
- Disclose known issues in your listing and to prospective VA buyers and lenders. It sets accurate expectations and reduces surprises.
- If you are under contract and an issue surfaces, get a contractor estimate fast and share it with the buyer and lender along with your repair plan.
- Keep a clean paper trail. Send receipts, permits, and photos promptly to shorten re‑inspection timelines.
Keep your closing on track in Decatur
When you focus on safety and habitability first, most VA appraisals go smoothly. Service the big systems, fix obvious hazards, and document everything. With a VA‑familiar lender and a local appraiser who understands Morgan County housing, you can avoid last‑minute scrambles and close on time.
If you want tailored help getting your home VA‑ready in Decatur, connect with Stallworth Real Estate. Let’s Connect — Start with a Free Home Valuation.
FAQs
What makes a VA appraisal different from a home inspection in Decatur?
- A VA appraisal checks market value and basic safety and habitability under VA MPRs, while a home inspection is a more detailed evaluation of overall condition.
Which repairs usually must be completed before a VA closing?
- Safety and habitability items such as heat, roof leaks, electrical hazards, secure stairs and railings, plumbing leaks, and active termite or mold issues typically must be fixed and documented.
Do VA loans allow repair escrows in Alabama?
- Escrows are uncommon and require lender and VA approval, so plan to finish critical repairs before closing rather than relying on exceptions.
How do termites affect a VA appraisal in North Alabama?
- Evidence of active infestation or damage usually triggers a wood‑destroying insect report or treatment letter from a licensed provider, and repairs may be required.
Does being in a floodplain automatically fail a VA appraisal in Decatur?
- No, but poor drainage, unsafe site conditions, or unpermitted floodplain alterations that create hazards can be flagged and need correction.
What documents should a seller prepare for VA re‑inspection?
- Keep repair invoices, contractor licenses, permits and finals, photos of completed work, termite letters, HVAC service records, and any septic or detector compliance paperwork ready to share.
