If you are buying a home in San Antonio with a VA home loan, two terms will come up early in the process: the VA appraisal and the home inspection. Many veterans assume they are the same thing or that the VA appraisal covers everything a buyer needs to know about the property. That assumption can cost you thousands of dollars in surprise repairs after closing. As a U.S. Army veteran who has helped more than 293 military families close on homes in the San Antonio area, I walk every client through both of these steps so there are no surprises at the closing table. This guide breaks down exactly what each one does, what it costs, who orders it, and why you likely need both.

What Is a VA Appraisal and Why Does the VA Require It?

A VA appraisal is a mandatory step in every VA purchase loan. Your lender orders the appraisal through the VA portal, and a VA-assigned appraiser visits the property. The buyer does not get to choose the appraiser. According to VA Pamphlet 26-7, Chapter 12 (the VA Lenders Handbook), the appraisal serves two purposes: it determines the fair market value of the home, and it verifies the property meets VA Minimum Property Requirements (MPRs). Those MPRs ensure the home is safe, structurally sound, and sanitary.

The appraiser will look at the overall condition of the home, check for obvious safety hazards like peeling lead-based paint or missing handrails, confirm there is adequate heating and a functioning roof, and compare the property to recent comparable sales to establish a value. In San Antonio, where the median home price currently sits between $295,000 and $315,000, the VA appraisal fee typically runs $450 to $650 depending on the area and property type. The seller can pay this fee as part of their concession allowance (up to 4% of the purchase price), or the buyer can cover it.

What the appraiser does not do is run the dishwasher, test every electrical outlet, crawl through the attic, or check whether the HVAC system actually heats and cools properly. The VA appraisal is not a home inspection. That distinction matters more than most buyers realize.

What Does a Home Inspection Cover That the VA Appraisal Does Not?

A home inspection is a thorough, operational examination of the property. You hire a licensed home inspector of your choosing, and they spend two to four hours going through every major system in the house. A standard inspection covers:

• HVAC system — heating and cooling performance, age and condition of the unit, ductwork
• Electrical — panel capacity, wiring condition, GFCI outlets, grounding
• Plumbing — water pressure, drain function, water heater, visible leaks, supply line condition
• Foundation — cracks, settling, moisture intrusion, structural movement
• Roof — shingle condition, flashing, gutters, estimated remaining life
• Appliances — operational testing of dishwasher, oven, range, garbage disposal, microwave
• Attic and insulation — ventilation, moisture, insulation depth
• Windows and doors — seals, operation, safety glass where required
• Exterior — grading, drainage, siding condition, fencing

In the San Antonio market, a home inspection typically costs $350 to $500+ depending on the size and age of the home. While the VA does not require a home inspection, it is strongly recommended. Skipping it to save a few hundred dollars can leave you exposed to repair bills in the thousands once you have the keys. If you are following the VA home buying guide I put together for San Antonio buyers, you will see that scheduling the inspection during the option period is one of the most important steps in the process.

How Do the VA Appraisal and Home Inspection Compare Side by Side?

What Happens If the VA Appraisal Finds Problems?

When the VA appraiser identifies issues that violate Minimum Property Requirements, those repairs become mandatory. The loan cannot close until the problems are corrected. Common MPR issues in San Antonio include peeling paint on older homes, missing smoke detectors, exposed wiring, standing water near the foundation, and roofing damage. The seller is typically asked to make these repairs, though the buyer and seller can negotiate who covers the cost.

If the appraisal comes in below the contract price, you have several options. The VA uses a process called Tidewater — if the appraiser anticipates the value will come in low, the lender is notified and given the opportunity to submit additional comparable sales data before the final report is issued. If the value still comes in low after the report, the buyer or their agent can file a Reconsideration of Value (ROV) with supporting comparable sales from the LERA MLS. Other options include renegotiating the purchase price with the seller, paying the difference out of pocket, or walking away from the deal. Understanding VA funding fee calculations is also important here because the fee is based on the loan amount, which changes if the purchase price is renegotiated.

What Happens If the Home Inspection Reveals Issues?

Unlike the VA appraisal, home inspection results do not automatically stop the transaction. In Texas, the buyer typically has a 7- to 10-day option period (secured by an option fee of $100 to $500) during which they can conduct inspections and decide whether to proceed. If the inspection reveals problems, you have several paths:

• Negotiate repairs — ask the seller to fix specific items before closing
• Request a seller credit — the seller reduces the price or provides a closing cost credit so you can handle repairs yourself
• Accept the property as-is — if the issues are minor and you are comfortable
• Terminate during the option period — you lose only the option fee, not your earnest money

This is where having an experienced agent matters. I help my clients prioritize inspection findings — separating safety and structural concerns from cosmetic issues — and build a repair request that keeps the deal moving forward. If you are considering a property that might need extra negotiation, understanding VA loan eligibility requirements and VA closing costs will help you budget for the full picture.

Can You Skip the Home Inspection on a VA Loan?

Technically, yes. The VA does not require a home inspection. But I strongly advise against skipping it. The VA appraisal checks for minimum safety standards — it does not tell you whether the air conditioning will make it through a San Antonio summer, whether the water heater is near the end of its life, or whether the foundation has hairline cracks that signal future movement. In a market where homes are selling in the $295,000 to $315,000 range, a $350 to $500 inspection is a small investment compared to the cost of replacing an HVAC system ($5,000 to $12,000) or addressing foundation issues ($3,000 to $15,000+).

Some buyers coming from out of state on a military relocation may be tempted to skip the inspection to speed up the process. I always recommend scheduling it even on a tight PCS timeline. A good inspector can complete the work in a single visit, and the report gives you leverage and peace of mind. Many of the common VA loan myths stem from confusing what the appraisal covers with what the inspection covers.

How Does the VA Appraisal Process Work Step by Step?

Here is how the VA appraisal typically unfolds in a San Antonio transaction:

1. Contract is executed — once you and the seller agree on price and terms
2. Lender orders the appraisal — through the VA's online portal; neither the buyer nor the agent selects the appraiser
3. Appraiser visits the property — typically within 5–10 business days of the order
4. Appraiser evaluates MPRs and market value — checks safety, structure, and sanitation; compares to comparable sales
5. Tidewater notification (if needed) — if the value may come in low, the lender is notified and can submit additional comps
6. Final report issued — includes the appraised value and any required repairs
7. Repairs completed (if applicable) — seller or buyer addresses MPR deficiencies before closing
8. Loan proceeds to underwriting — with the appraisal cleared

The entire process typically takes 7 to 14 business days from the order date. If you are working through the VA loan pre-approval process, your lender will explain the timeline during your initial consultation. Getting pre-approved before you start shopping puts you in the strongest position when it comes time to make an offer.

Should You Get Both a VA Appraisal and a Home Inspection?

Absolutely. The VA appraisal protects the lender by confirming the home is worth the loan amount and meets minimum standards. The home inspection protects you by giving a complete picture of the property's condition. Think of it this way: the appraisal tells you and the bank what the house is worth; the inspection tells you what might break after you move in.

Between the two, you are looking at roughly $800 to $1,150 in combined costs for a typical San Antonio home. That is less than 0.4% of the purchase price on a median-priced home, and it gives you both financial protection and negotiating power. If you are also exploring options like VA assumable loans, note that a new appraisal is typically required for assumptions as well, and a home inspection is just as important in those transactions.

My Serve & Save program reduces closing costs for veterans, active-duty service members, first responders, and educators — savings that can help offset these upfront inspection and appraisal expenses.

Why Work with Christopher Beal?

• U.S. Army Veteran — understands military life, PCS moves, and VA loan benefits firsthand
• SABJ Top 25 Realtor — #14 in 2025, #13 in 2024
• 3x Platinum Top 50 Producer and 6x ICON Agent at eXp Realty
• Military Relocation Professional (MRP) certified
• 293+ military and veteran families served — over $112M in closed volume
• Serve & Save Program — reduces closing costs for veterans, active duty, first responders, and educators

Frequently Asked Questions

Explore More Resources

• VA Home Loans in San Antonio
• VA Home Buying Guide — San Antonio 2026
• VA Loan Eligibility in San Antonio
• VA Funding Fee Explained
• VA Assumable Loans in San Antonio
• VA Loan Pre-Approval Process
• VA Loan vs FHA Loan Comparison
• VA Loan Myths Debunked
• VA Loan Surviving Spouse Benefits
• VA Approved Condos in San Antonio
• VA Loan After Bankruptcy or Foreclosure
• Serve & Save Program
• Military Relocation Guide
• Best Neighborhoods in San Antonio
• Free Home Evaluation
• Client Reviews

Call or text Christopher Beal: (210) 882-8583