Heard someone say your VA loan can still close with “Tidewater” if repairs pop up? If you are buying or selling in Norfolk, you have likely heard this term and wondered what it means for your timeline. You want a smooth closing, especially with military schedules, deployment, and tight move dates. In this guide, you will learn what the VA appraisal checks, what “Tidewater” really means here, when it might apply, the timelines to expect, and practical steps to keep your deal on track. Let’s dive in.
What the VA appraisal covers
The VA appraisal serves two purposes. It confirms market value for the VA guaranty and checks that the home meets Minimum Property Requirements, often called MPRs. MPRs focus on health, safety, structural soundness, and basic habitability, such as the roof, heating, plumbing, electrical safety, and safe access to the property.
The VA appraisal is not the same as a home inspection. A home inspection is a deeper, independent review of condition that protects you. You should still order an inspection even when using a VA loan.
What “Tidewater” means in Hampton Roads
“Tidewater” is an industry term some lenders, appraisers, and agents use to describe a path where limited, non life safety items can be completed after closing under strict controls. Think of it as a repair escrow or holdback with documentation, approvals, and a clear plan to finish the work shortly after you get the keys. It is not a formal VA regulation name, and whether it is permitted depends on your lender, the VA’s guidance, and the VA appraiser’s report.
When a “Tidewater” or repair escrow is considered, the items are minor, do not threaten safety or structural integrity, and can reasonably be completed after closing with an approved escrow. It is used when getting repairs done before closing is impractical, such as contractor delays or a deployed buyer, and only if the lender and VA agree.
“Tidewater” does not fix a low appraised value. If the value comes in under contract price, the options are price negotiation, additional down payment, or other underwriting remedies. A repair escrow applies to condition items, not to value gaps.
Process and timelines you can expect
From order to report
Your lender orders the VA appraisal, the VA appraiser schedules the inspection, and then prepares the report. In Hampton Roads, scheduling usually takes about 2 to 7 business days, depending on appraiser availability. After the inspection, most reports are delivered in about 7 to 14 calendar days, with complex properties sometimes taking 2 to 3 weeks.
If repairs are required
If the appraiser flags MPR items, they will be listed in the report with instructions for correction and possible reinspection. Minor repairs can often be completed in 7 to 30 days, while major repairs take longer and typically must be finished before funding unless an approved escrow exists. Once repairs are done, reinspections usually occur within 3 to 10 business days, but local appraiser supply can affect that timing.
When a post‑closing repair escrow is allowed
If a repair escrow is considered, the appraiser documents the items and may indicate if a post‑closing approach could be acceptable. Your lender must approve the holdback amount and conditions. You will likely need a licensed contractor estimate, a clear completion schedule, and proof of permits when required.
Funds are held by a neutral party, such as an escrow agent, title company, or the lender, and released only after verified completion. A reinspection or a licensed contractor’s certification is typically required, and invoices or permits may be reviewed. Time limits are common, often 30 to 90 days. Longer timeframes demand stronger documentation and approvals.
Keep these caveats in mind:
- Not all VA lenders accept post‑closing repair escrows. Some require every MPR item completed before closing.
- Items that affect safety or structural integrity usually must be repaired before funding. Only limited, non critical items may qualify for escrow.
- Reinspection speed depends on local appraiser availability, which can vary in Hampton Roads.
Common Norfolk appraisal flags to expect
Coastal and regional risk items
In Norfolk and across Hampton Roads, appraisers often focus on coastal and age‑related risks. Properties in certain FEMA flood zones may require flood insurance, and elevation certificates can be important for loan and insurance decisions. Roofs exposed to storms and salt air can show wear faster, and active leaks or heavy deterioration will be flagged.
Heating and cooling systems must be safe and functioning. In older homes, lead paint or asbestos concerns may be noted for disclosure or remediation if hazardous. Evidence of termites or wood‑destroying organisms must be treated, and any damage repaired. Septic systems must function properly, and public sewer connections must be clear where applicable. Drainage issues that affect habitability and foundation concerns may trigger repairs.
For condominiums, the project must meet VA requirements. Lenders and appraisers need current HOA documents, budgets, and details on assessments. Having this paperwork ready saves time.
Typical MPR items appraisers flag
- Missing or unsafe handrails on stairs
- Active roof leaks or significant roof deterioration
- Unsafe electrical panels, exposed or dangerous wiring
- Inoperable plumbing or failing septic
- No safe heating source or unsafe heating units
- Broken windows that allow moisture or reduce security
- Clear hazards, such as unprotected openings or unsafe site conditions
Seller prep that reduces MPR flags
A pre‑listing inspection focused on common MPR items helps you get ahead of issues. If you already know about a roof, HVAC, electrical, plumbing, or termite problem, get contractor estimates and fix what you can. At a minimum, disclose what you know and share bids early with the buyer’s lender.
If your home is in a flood zone, gather your elevation certificate and recent flood insurance information. For condos, collect current HOA documents and confirm VA eligibility if possible. Keep records and permits for past repairs and improvements so you can provide proof fast.
Roles and communication in a military‑heavy market
Who does what
- Buyer’s lender: Orders the VA appraisal, interprets appraisal conditions, decides if a post‑closing escrow is allowed, and makes underwriting decisions.
- VA appraiser: Establishes market value and identifies MPR items. The appraiser represents the VA’s valuation function, not the buyer or seller.
- VA policy: Sets MPR standards and may be consulted by the lender for unusual cases.
- Title company or escrow agent: Holds any repair escrow and releases funds after required proof.
- Seller and listing agent: Address obvious MPR items early, share documentation, and help schedule work.
- Buyer or buyer’s POA: Understands timelines and is ready to approve negotiated repairs or escrow arrangements.
Communication best practices
Disclose known defects, HOA issues, flood history, and repair documentation early. Run workflows in parallel to save time, such as gathering contractor bids while the appraisal is being scheduled. Create a clear checklist with responsibilities and deadlines, including who pulls permits, who signs off on invoices, and who schedules reinspection.
Document everything. Retain bids, completion certificates, permits, and before and after photos. Ask your lender up front whether they accept post‑closing escrows on VA loans, since policies vary.
Military‑specific tips
If you are deployed or may deploy soon, set up a Power of Attorney that your lender and title company will accept. Confirm signing options and timelines early so you do not miss key dates. With the right POA and coordinated scheduling, deployment should not block your closing.
Negotiation paths when issues arise
If the appraisal flags repairs or value concerns, you still have options. Each path depends on the lender’s policy and the nature of the item.
- Seller completes required repairs before closing, often preferred by lenders and the VA.
- Parties agree on a seller credit or price reduction for buyer‑preferred items that are not MPRs.
- Where permitted, set up an approved repair escrow or holdback with a clear timeline, contractor agreement, lien waivers, and reinspection plan.
- If value is low, the buyer may add down payment or both sides renegotiate price. True safety items generally cannot be waived.
Quick checklists
Sellers in Norfolk
- Get a pre‑listing inspection with a focus on roof, HVAC, electrical, plumbing, and termite.
- Gather HOA or condo documents and the current budget. Confirm VA condo eligibility if relevant.
- If in a flood zone, compile your elevation certificate and recent flood insurance details.
- Collect permits and receipts for repairs or improvements.
- Obtain contractor estimates for known defects to support negotiations.
VA buyers
- Ask your lender how they handle VA appraisal conditions and whether they allow post‑closing escrows.
- If deployed, arrange an accepted POA with your lender and title company early.
- Order an independent home inspection separate from the VA appraisal.
- Be ready to renegotiate or provide extra funds if the appraised value is lower than the contract price.
- Request HOA or condo documents, termite reports, flood disclosures, and maintenance records from the seller.
Local resources to contact
- VA Lenders Handbook and your assigned VA appraiser or VA Regional Loan Center for policy and case‑specific guidance
- Your lender for escrow and underwriting policies
- Norfolk city building and permitting offices for permit history and required approvals
- FEMA flood mapping resources and the National Flood Insurance Program for flood zone and elevation certificate questions
- Licensed termite and pest control providers and general contractors for certified repairs and statements
- Local real estate associations and VA‑experienced loan officers for market‑specific advice
The bottom line for Hampton Roads
The VA appraisal exists to confirm value and ensure safe, livable housing. In Norfolk, coastal factors like flood zones, roof wear, salt‑air corrosion, and termites are common, so planning ahead pays off. “Tidewater” is a local shorthand for a limited repair escrow approach that may keep your closing on track, but it depends on lender policy, VA guidance, and the specific items in your appraisal report.
If you need a plan that anticipates these steps, aligns timelines, and presents clean documentation to the lender and VA, reach out. For strategic appraisal advocacy, coastal expertise, and a results‑driven closing plan, connect with Jack Blake.
FAQs
VA loans and post‑closing repairs in Norfolk
- Possibly for limited, non life safety items with an approved repair escrow, but your lender and the VA must agree. Many safety or structural items must be fixed before funding.
Who pays for VA‑flagged repairs on a home
- It is negotiable. Common outcomes include seller‑completed repairs, seller credits, buyer payment out of pocket, or an approved repair escrow when permitted.
How long it takes to get the VA appraisal after inspection
- The typical range is about 7 to 14 calendar days, but timing depends on appraiser workload and property complexity.
Whether the VA appraisal replaces a home inspection
- No. The VA appraisal checks value and basic safety standards. You should still order a separate, independent inspection for a full condition review.
How deployment affects closing with a VA loan
- Deployment can complicate logistics, but with a properly executed Power of Attorney and early coordination with your lender and title company, you can usually close on time.
