Moving to Colorado Springs on PCS orders and using a VA loan? The appraisal can feel like a mystery that could speed you to closing or slow you down. You want clear answers, a reliable timeline, and a plan if value comes in low. In this guide, you’ll learn how VA appraisals work here, how long they typically take, how they differ from inspections, and exactly what to do to avoid delays and protect your goals. Let’s dive in.
VA appraisal basics
A VA appraisal confirms two things: market value and whether the home meets the VA’s Minimum Property Requirements. It protects you and the lender by ensuring the property is safe, sound, and fairly valued. It is not a substitute for a full home inspection.
Who orders and pays
Your VA‑authorized lender orders the appraisal. In most cases, you pay the appraisal fee as part of your loan costs.
What the appraiser reviews
A state‑licensed appraiser on the VA panel assesses comparable sales and market conditions to determine value. The appraiser also notes any issues that conflict with VA MPRs, such as major structural defects, unsafe utilities, inadequate heating, significant roof problems, or lack of safe access. Items that violate MPRs must be addressed before closing or handled with an approved repair or escrow arrangement.
What you receive
The appraisal results in a report and a Notice of Value. This sets the appraised value and lists any required repairs for VA financing approval.
Typical timelines in Colorado Springs
Every file is unique, but most VA appraisals follow a predictable rhythm.
- Scheduling and property visit often happen within 7 to 14 calendar days after the lender orders the appraisal.
- The written report typically follows within 3 to 10 business days after the site visit.
- From order to Notice of Value, many files land in the 1 to 3 week range.
Local factors that affect timing
Colorado Springs is a strong military market with steady VA demand. During peak PCS seasons and summer months, appraisers and lenders book up. Properties in outlying areas with wells, septic systems, challenging access, or unique features can require extra documentation, which adds time. If the appraiser calls out repairs or if value comes in low, expect additional days to weeks for fixes, re‑inspections, or value reviews.
Appraisal vs. inspection
These two steps serve different purposes, and you need both.
- Appraisal: Confirms market value and checks basic safety and soundness against VA MPRs. It directly affects loan eligibility and the amount the lender will finance.
- Inspection: Provides a deep, buyer‑focused look at condition, from roof and HVAC to plumbing, electrical, and safety issues. It helps you negotiate repairs or credits and plan for future maintenance.
A home can meet VA MPRs yet still have maintenance items an inspector will flag. Always order a separate home inspection and any specialist inspections that fit the property.
Local issues to watch in El Paso County
Colorado Springs homes range from post‑war properties near base corridors to newer suburban builds. A few common items can influence VA appraisals here:
- Roof condition and snow load: Active leaks or aged roofs are often flagged. Sellers who fix critical roof items early avoid delays.
- Utilities and heat: Appraisers need to see safe, functional utilities with heat operating.
- Well and septic: Outlying homes may use private systems. Clear documentation, permits, and test results can help the appraiser and speed the file.
- Elevation and climate: Freeze/thaw cycles can affect foundations, driveways, and exterior surfaces. Insulation and HVAC performance matter.
- Radon awareness: The area has higher radon potential. VA MPRs do not generally require radon mitigation, but many buyers test and address it through inspection negotiations.
When value comes in low
You may hear the term “Tidewater” when an appraiser anticipates value below contract price. The formal path to challenge value is called a Reconsideration of Value, or ROV.
Tidewater and ROV explained
Tidewater alerts the parties that additional market evidence may be needed. An ROV is the process where your lender submits supporting data to the appraiser or VA reviewer to justify a higher value.
How an ROV works
- You and your agent review the appraisal for factual errors or missing comps.
- Your lender compiles evidence such as recent comparable sales, MLS details, photos, and permits or invoices for improvements.
- The appraiser completes a desk review or re‑inspection, then either revises the value or explains why it remains unchanged. Sometimes a second appraiser reviews the file.
Evidence that helps most
- Recent, similar sales within about three months.
- Proof of missed features or finished square footage.
- Permits, invoices, and dated photos showing improvements and condition.
How long an ROV takes
An ROV can take a few business days to several weeks, depending on complexity and responsiveness. There is no guaranteed speed, so fast coordination with your lender and agent is key.
Important limits
Appraisers must follow credible market evidence. Requests without strong comps or documentation rarely move value. Your lender’s policies and VA rules guide the process.
Buyer checklist to stay ahead
Use this plan to keep your file moving, especially on a tight PCS timeline:
- Select a VA‑savvy local lender early and authorize the appraisal order quickly.
- Share strong comps from your agent and any proof of improvements the seller provides.
- Order your home inspection as soon as you go under contract.
- Confirm all utilities and heat are on for both inspection and appraisal.
- Keep communication fast among you, your agent, your lender, and the seller for any appraiser requests.
Seller prep for VA buyers
If you are selling a home likely to attract VA buyers, prepare with speed in mind:
- Consider a pre‑listing inspection and correct affordable MPR items, such as safety hazards or nonfunctional systems.
- Gather permits, invoices, and photos for major upgrades like roof replacements or remodels.
- Ensure clear access, safe conditions, and visible exterior features for the appraiser.
- Price with nearby comps in mind, especially in areas with limited recent sales.
If the value still falls short
If the appraised value remains below the contract price, you still have options:
- Renegotiate the price with the seller.
- Bring additional cash to bridge the gap.
- Pursue an ROV with a well‑documented package.
- Cancel under an appraisal contingency if that is in your contract.
Your agent and lender drive this process. Your agent should assemble a clear evidence packet, and your lender manages the formal submission and communication with the appraiser or VA.
PCS‑friendly timing tips
Military moves demand precision. These steps help minimize friction:
- Engage a local VA lender early and ask about expedited ordering.
- Set realistic expectations for summer peaks when Air Force Academy, Peterson, Schriever, and Fort Carson transfers increase activity.
- Line up well and septic documentation for outlying properties right away.
- If the seller is also relocating, coordinate access windows for appraisers and inspectors.
Appraisal day prep
Make the visit smooth so the appraiser can verify what they need in one trip:
- Ensure all utilities are on and heat is operating.
- Provide safe, clear access to all rooms, basement, attic, crawlspace, and garage.
- Stage documentation where it can be seen: permits, recent roof reports, well/septic paperwork, and receipts for improvements.
- Address obvious safety issues such as broken glass, exposed wiring, or tripping hazards.
Partner with local expertise
You do not have to navigate value questions, MPRs, and tight deadlines alone. A local team that works with VA and relocation clients every day can help you spot issues early, assemble strong comps, and coordinate lender communication quickly. If you are planning a move to Monument or the northern Colorado Springs suburbs, connect with The Fletcher Team & Associates for a clear plan, neighborhood guidance, and introductions to trusted VA‑experienced lenders.
FAQs
What is a VA appraisal and why it matters
- A VA appraisal sets market value and checks safety and soundness against VA Minimum Property Requirements, which directly affects your loan approval.
Who orders the VA appraisal in Colorado Springs
- Your VA‑authorized lender orders it, and you typically pay the fee as part of loan costs.
How long do VA appraisals take locally
- Many files run 1 to 3 weeks from order to Notice of Value, with seasonal demand and repairs potentially adding time.
What if the VA appraisal is lower than my offer
- You can renegotiate, bring cash to cover the gap, or pursue a Reconsideration of Value with strong comps and documentation.
What is the Tidewater process on VA loans
- Tidewater is an alert that value may come in low and invites additional market evidence before the appraiser finalizes the report.
Do I still need a home inspection with a VA loan
- Yes. The appraisal is not an inspection; you should order a separate inspection to understand condition and negotiate repairs or credits.
Are radon issues a VA loan requirement here
- The VA does not generally require radon mitigation as an MPR, but many buyers test during inspections and negotiate solutions if levels are high.
How can I speed up a VA appraisal during a PCS
- Choose a local VA‑experienced lender, order early, keep utilities on, and provide permits or receipts to support value right away.
