VA Loans Give Agents More Control Than You Think

The reputation VA loans have in some agent circles is not a reflection of the loan program. It is a reflection of the lenders who do not know it well enough to work it properly. The agents who have had good VA experiences will tell you the same thing: in many ways it actually puts more tools in their hands.

The Appraisal

When a VA appraiser believes a property may not support the contract price, they are required to invoke a process called Tidewater. This gives the listing agent 48 business hours to submit comparable sales and supporting documentation directly to the appraiser before the appraisal is even completed. On a conventional loan, by the time you find out the appraisal came in low the appraiser has already formed their opinion and getting a reconsideration of value is an uphill battle. Tidewater flips that sequence entirely. The listing agent who priced the home well and knows their comps has a genuine opportunity to influence the outcome before the number is set.

If the appraisal still does not come in at value, the case number is tied to the Veteran and not the property. The seller can still accept another offer, including from another VA buyer, without being penalized by the existing appraisal.

Repair Waivers

VA does have minimum property requirements but they are focused on safety, structural integrity, and sanitation, not cosmetic perfection. The VA handbook specifically states that appraisers should not recommend repairs for cosmetic items, minor deferred maintenance, or normal wear and tear.

When repairs are needed that fall outside of the safety, structure, and sanitation categories (and in certain cases when they fall within), the Veteran can request a waiver through the Regional Loan Center. This gives buyers a level of flexibility that is rarely available on other loan types.

Bad Actors

Most VA horror stories trace back to the lender, not the loan. Large institutions and companies that market heavily to Veterans are often running high volume operations where prequalifications move quickly and files are not reviewed thoroughly upfront. The complexity of VA guidelines means those gaps tend to surface faster and the consequences are more disruptive than on other loan types.

A true VA expert reviews income, assets, and credit thoroughly before a client ever goes shopping. They run automated underwriting findings upfront, identify potential red flags early, and know the guidelines well enough to anticipate what an underwriter will need before it becomes a problem at the closing table.

If you are reading, continuously learning, and improving your craft, you are already the kind of agent Veterans deserve in their corner. If you have had a VA experience worth talking about, good, bad, or ugly, I want to hear it.