It’s funny you mention the difference between VA appraisals and inspections—my partner and I had that exact confusion. You hear “VA minimum property requirements” and just assume it’s a full inspection, but nope. Like you said, it’s more about making sure the place isn’t falling apart or way overpriced, not every little detail.
“Even with new homes, stuff slips through. My neighbor moved into a new build last year and found out the dishwasher wasn’t actually hooked up to any water...like, at all. Took weeks to get sorted.”
I totally believe this. We’re in escrow right now on an older house and the inspection found a bunch of little things—nothing deal-breaking, but stuff I’d never have noticed (like a bad GFCI outlet and a vent that didn’t go outside). We asked for repairs and the seller agreed to half, which honestly felt fair. But I can see how if it was something bigger, like foundation or roof, we might have walked.
Has anyone had luck getting credits instead of repairs? I’ve heard that sometimes it’s easier than waiting for the seller to actually fix stuff before closing...
Getting credits instead of repairs can be a solid move, especially if you’re worried about the quality or speed of work the seller might do. I’ve seen clients get a closing credit for stuff like minor electrical or plumbing issues, then hire their own contractors after moving in. It can streamline things, but there are a few things to keep in mind:
- Lenders (including VA) sometimes limit how much credit you can get—usually capped at a percentage of closing costs.
- Credits won’t help with bigger structural stuff that could affect loan approval. If the VA appraiser flags something major, it usually has to be fixed before closing, not just credited.
- You’ll want to budget for those repairs post-closing, so make sure you’re not stretching yourself too thin.
“We asked for repairs and the seller agreed to half, which honestly felt fair.”
That’s pretty common. Sometimes sellers just don’t want the hassle of lining up contractors before closing.
Has anyone ever had an issue where the seller’s “repairs” were just cosmetic band-aids? I’ve heard stories where credits would’ve been way less stressful...
Title: VA Loan Inspections & Seller Repairs: My Experience with Credits vs. “Fixes”
I’ve been down this road and honestly, credits beat seller “repairs” nine times out of ten. Here’s how it played out for me:
1. VA appraisal flagged a few things—peeling paint, a leaky faucet, and a busted GFCI outlet. Nothing huge, but enough that the lender wanted it addressed.
2. Seller offered to “fix” everything before closing. I pushed for a credit instead, because I’ve seen too many sellers slap on a coat of paint or do the bare minimum just to get the deal done.
3. We negotiated a $1,200 credit at closing. After moving in, I hired my own electrician and plumber. The repairs were done right, and I didn’t have to worry about hidden shortcuts.
Here’s the thing: VA doesn’t technically require a full inspection, but the VA appraisal acts like a mini-inspection for safety and habitability stuff. If something’s wrong—like missing handrails or roof leaks—the appraiser will call it out. For minor stuff, credits can work if your lender allows it. But if it’s structural or health/safety related, the VA usually wants it fixed before closing, not just credited.
I’ve heard horror stories where sellers “fixed” things with duct tape or cheap materials just to pass the appraisal. That’s why I always recommend pushing for credits if you can swing it financially. You control who does the work and how it’s done.
One thing to watch: lenders cap how much you can get as a credit (usually up to your closing costs). And yeah, you’ll need some cash after closing to actually get the repairs done—don’t underestimate that part.
If you’re using a VA loan, just remember: the appraiser isn’t as thorough as a real home inspector. I still paid for my own inspection on top of the VA appraisal, just for peace of mind. It caught a couple things the appraiser missed.
Long story short—credits gave me way more control and less stress than relying on the seller’s “repairs.” Just make sure you’re ready to handle those fixes after you move in... and maybe budget a little extra for surprises.
Honestly, I’m with you on credits over seller “repairs.” When we bought our place, the VA appraiser flagged a missing handrail and some chipping paint. Seller said they’d handle it, but I’d seen their “fixes” during our walkthrough—let’s just say I wasn’t impressed.
That’s exactly what I was worried about. We pushed for a credit and handled it ourselves after closing. Cost a bit more, but at least I know it’s done right. VA’s process feels like a halfway inspection, honestly—I wouldn’t trust it alone.“I’ve heard horror stories where sellers ‘fixed’ things with duct tape or cheap materials just to pass the appraisal.”
VA loans definitely have some quirks that trip people up. Just to clarify, the VA doesn’t require a full “home inspection”—they require a VA appraisal, which is mostly about value and their Minimum Property Requirements (MPRs). That’s where stuff like missing handrails or peeling paint comes in.
- The VA appraiser isn’t doing a deep-dive inspection. They’re checking for safety, sanitation, and structural soundness.
- You’re spot on with this:
Couldn’t agree more. The appraisal isn’t a substitute for a real home inspection.“VA’s process feels like a halfway inspection, honestly—I wouldn’t trust it alone.”
- If you want to know what you’re really buying, always get your own independent inspector. The VA doesn’t require it, but it’s money well spent.
- As for repairs, credits are usually safer than trusting sellers to do the work—unless you know they’ll do it right (which is rare). I’ve seen sellers slap on some paint or use the cheapest fix possible just to get past the appraiser.
Long story short: VA appraisal = required. Home inspection = optional but highly recommended. Don’t skip it if you want peace of mind.