Va Loan Requirements Home Inspection: Plain Guide
VA loan requirements and home inspection scope overlap in some places and diverge in others. The VA’s Minimum Property Requirements (MPRs) form the federal compliance baseline that the VA appraiser checks, and a buyer-hired home inspector covers a much broader scope while specifically flagging items likely to surface at the appraisal. This guide frames the home inspection against the VA MPR list — roof, mechanical systems, foundation, electrical, plumbing, and safety defects — explaining what an inspector checks for in each category and how those findings interact with VA loan approval. Useful both for veteran buyers preparing for inspection and for sellers wanting to anticipate the buyer’s findings.
What are the VA loan requirements for home inspection?
The VA does not require a home inspection. The VA requires a VA appraisal, which includes an MPR-compliance check. The two are different processes. A home inspection is optional for the VA loan but is the buyer’s primary tool for understanding property condition. The VA MPR framework, however, gives a useful checklist for what an inspector should pay particular attention to — because items that fail MPR will hold up closing until cured.
This guide treats the home inspection as the comprehensive check and the VA MPRs as a subset of items within the inspection that have specific loan-process implications. For background on the broader distinction between appraisal and inspection, our companion article on does VA loan require home inspection covers the direct-answer framing. For hiring guidance applicable to any inspection, our pillar on the home inspector hiring process covers credential vetting.
Roof condition: MPR baseline and inspector deeper scope
The VA MPRs require the roof to have reasonable remaining service life — typically interpreted as at least 2-3 years of useful life remaining — and no active leaks. The VA appraiser visually evaluates the roof from the ground or, less commonly, from a ladder. The home inspector climbs the roof when safe and accessible, or uses a drone or pole-mounted camera for steep or fragile roofs.
What an inspector checks: shingle or tile condition (granule loss, curling, cracking, hail damage common in Front Range homes), flashing integrity at all penetrations (chimneys, vents, skylights, valleys), gutter and downspout condition, attic ventilation (intake at soffits, exhaust at ridge or gable), and attic-side evidence of past or current leaking. The MPR baseline asks “is the roof functional and not leaking?” The inspector asks “how long will this roof last, and what will it cost to replace?” A roof at end of useful life passes MPR if it isn’t actively leaking, but the inspector documents the remaining life so the buyer can negotiate or budget accordingly.
Mechanical systems: heating, cooling, water heater
VA MPRs require a permanent heating system capable of maintaining at least 50°F in all habitable rooms. The system must be functional and reasonably safe. The inspector evaluates the heating system in much more depth.
Heating system
The inspector documents furnace or boiler age (visible from rating plate), efficiency rating, condition of the heat exchanger (where visible), flue and venting integrity, combustion safety (a crack in the heat exchanger leaks carbon monoxide and is a major safety issue), distribution functionality (do all registers blow warm air?), and filter condition. MPR baseline: works adequately. Inspector report: works adequately plus 5-15 specific observations about age, efficiency, and remaining useful life.
Cooling system
VA MPRs don’t specifically require air conditioning, but where it’s installed, it should function. The inspector evaluates the condenser condition, refrigerant line condition (insulation intact?), evaporator coil condition where visible, system age, and operational performance.
Water heater
The water heater must be functional and safely vented. The inspector documents age, type (tank, tankless, hybrid), capacity, condition of TPR valve and discharge pipe, anode rod condition (where accessible), and whether the unit meets current strap and venting code. Older units past life expectancy (typical tank water heater: 10-12 years) get flagged for upcoming replacement.
Foundation and structural integrity
VA MPRs require a structurally sound foundation with no significant settlement or load-path compromise. The inspector evaluates foundation condition in detail.
What an inspector checks: visible foundation cracks (hairline versus structural), evidence of settlement (sagging floors, racked door frames, drywall cracks following stress patterns), grade beam and footing condition where visible, basement or crawlspace wall condition (bowing, cracking, water staining), and posts and piers in crawlspaces. For Front Range homes built on expansive clay soils — common across Denver, Douglas, El Paso, Adams, and other front-range counties — foundation movement is endemic. The inspector distinguishes between cosmetic movement (normal settling) and structural movement (ongoing or significant). Significant structural concerns often trigger a recommendation for an engineer’s evaluation, which becomes a separate specialty report.
MPR baseline: foundation isn’t actively failing or unsafe. Inspector report: detailed assessment of current condition plus structural-engineer referral if warranted.
Electrical system
VA MPRs require a safe electrical system. The MPR check identifies obvious hazards — exposed wiring, double-tapped breakers, panel safety violations. The inspector goes much deeper.
What an inspector checks: panel make and condition (some older panels like Federal Pacific and Zinsco have known safety histories and may not be replaceable economically), grounding system, branch wiring type (knob-and-tube and aluminum branch wiring have insurance and safety implications), GFCI/AFCI protection in code-required locations (bathrooms, kitchens, exteriors, garages), outlet condition and grounding, smoke detector and carbon monoxide detector presence and operation, and visible wiring in unfinished spaces. Common issues: missing GFCI in newer-code locations, ungrounded outlets in older homes, double-tapped breakers (more than one wire on a breaker terminal where not rated), and ungrounded amateur wiring additions.
MPR baseline: electrical works and isn’t an obvious hazard. Inspector report: comprehensive review with code-compliance flags, safety priorities, and insurability concerns. Significant safety issues — exposed wiring, dangerous panel — surface in both reports and become MPR-cure items.
Plumbing system
VA MPRs require functional plumbing with no significant leaks and a sanitary water supply. The inspector evaluates the plumbing system in detail.
What an inspector checks: water supply piping material (copper, PEX, galvanized steel, polybutylene — polybutylene has known failure history and is a real concern), drain piping material (cast iron, ABS, PVC — older cast iron in pre-1980 homes is approaching end of life), fixture functionality, water pressure at multiple fixtures, drainage at all fixtures, visible leaks under sinks and at supply lines, water main shut-off accessibility and condition, sewer cleanout location, and any signs of past water damage suggesting prior leaks. For homes on private septic, the septic system is a separate specialty inspection. For homes with private wells, water testing is a separate specialty service.
MPR baseline: plumbing works and isn’t actively leaking. Inspector report: detailed system review with material-based replacement timing.
Safety defects: the items that block VA closing
Several categories of safety defects routinely surface at the VA appraisal and require seller cure before closing. The inspector flags these specifically.
Missing or non-functional safety devices
Smoke detectors in required locations (each bedroom, hallway outside bedrooms, each floor), carbon monoxide detectors where required (Colorado state law requires CO detectors near sleeping areas), and GFCI protection in current-code locations. Missing devices are easy seller-cure items but routinely surface.
Handrails and stair safety
Stairs with four or more risers require a handrail. Missing handrails are a frequent MPR-cure item. Loose or improperly anchored handrails are flagged as well.
Severe paint deterioration in pre-1978 homes
Chipping, peeling, chalking paint on accessible surfaces in pre-1978 homes is treated as a lead-paint hazard. The VA may require remediation before closing. Our pillar on asbestos and lead in pre-1978 housing covers the regulatory framework.
Broken windows and exterior doors
Non-functional exterior doors (won’t lock or won’t close properly) and broken window glass become MPR-cure items. Inoperative locks on exterior doors are typical seller-fix items.
Active roof or plumbing leaks
Active leaking surfaces as both inspection and appraisal findings. Sellers must remediate before closing.
Wood-destroying organisms (WDO) in mandatory states
The VA requires a WDO inspection in states with high termite and pest activity. Colorado isn’t generally on the mandatory state list, but buyers moving from out-of-state to a Colorado property typically don’t need separate WDO; buyers moving from a Colorado-purchased property to a Southeast state typically do need it. Where required, the WDO inspection uses the NPMA-33 form and is performed by a state-licensed pest control operator. Active infestation must be cured before VA closing.
Radon, mold, sewer scope, and other specialty inspections
Beyond the general inspection scope, several specialty inspections are commonly added for Front Range VA buyers. Radon testing is strongly recommended throughout Colorado given elevated regional radon levels. Sewer scope inspection identifies sewer line failures common in older homes. Mold inspection is warranted where visible moisture or water staining suggests prior intrusion. Each specialty inspection runs $200-$500 and provides specific evidence for the buyer to use in negotiation or budget planning.
Putting it together: the inspection-MPR overlap
The home inspection scope is roughly five times broader than the VA appraisal’s MPR check. Everything the appraisal catches, the inspection catches. Plenty that the inspection catches, the appraisal misses. The MPR baseline is the federal floor; the inspection report is the buyer’s full picture. Veteran buyers who treat the inspection as the comprehensive due diligence and the appraisal as the loan-process verification end up with both the right information for decision-making and the federal compliance check the loan requires. Our companion guides on the broader case for inspections at reasons to get a home inspection and on what VA inspectors specifically check at what does a VA home inspector look for round out the picture.
How MPR cures get negotiated and timed
When the VA appraiser identifies MPR violations, the path to closing depends on negotiation between buyer and seller about who fixes what. Several scenarios commonly play out.
Seller-cure with proof at closing
The most common scenario. The seller agrees to repair the identified MPR violations before closing and provides documentation (contractor invoices, photos of completed work) at closing. The VA then guarantees the loan based on the cured condition. The buyer’s role is to verify that the cures were completed and to push for documentation.
Escrow holdback
For repairs that can’t be completed before closing (seasonal weather, contractor scheduling), the parties sometimes agree to an escrow holdback. Funds equal to the repair cost are held in escrow at closing and released to the seller once the repair is completed and documented. The buyer’s protection comes from the escrow, not from a pre-closing cure.
Buyer takes responsibility
Sellers sometimes refuse to make repairs, in which case the buyer can take responsibility post-closing (often paired with a price reduction) or terminate the contract. The buyer’s decision depends on how serious the MPR items are and whether the financial calculation still favors closing.
Terminate the contract
If MPR items are severe and the seller won’t address them, the buyer can terminate under the VA financing contingency in the standard purchase contract. This protects the buyer’s earnest money deposit and lets them walk away from a property that can’t be made VA-compliant.
Inspection findings versus appraisal findings: the negotiating timeline
Veteran buyers benefit most when they use the inspection-and-appraisal sequence strategically. Inspection happens first, typically within 5-10 days of contract. The inspection identifies a wide range of issues, both MPR-relevant and not. Buyer uses the inspection to negotiate seller repairs or price adjustments on whichever items are priorities. The VA appraisal happens next, typically 14-21 days into the contract. The appraiser identifies any remaining MPR violations, some of which may have already been addressed via inspection negotiation. The seller cures remaining MPR violations. Closing happens 30-45 days after contract.
This sequence keeps the buyer in control. Skipping the inspection collapses the buyer’s negotiating leverage to whatever the appraiser independently identifies, which is typically much less than a full inspection finds. The few hundred dollars saved by skipping inspection are often paid back many times over in defects the buyer didn’t surface during negotiation.
How Colorado-specific factors interact with VA inspections
Colorado homes carry several region-specific concerns that VA buyers should factor into their inspection planning. Expansive clay soils across much of the Front Range cause foundation movement; inspection should evaluate foundation condition carefully, and structural-engineer referrals are common. Hail damage on roofs is more common in Colorado than most regions; roofs that appear sound from ground level may have storm damage visible from above. Radon levels in Colorado exceed the EPA action threshold of 4 pCi/L in many neighborhoods; radon testing is strongly recommended regardless of VA requirements. Wildfire risk in WUI (wildland-urban interface) areas affects insurability and may surface in lender or insurance checks. Older homes in mining-impacted areas may have specific environmental concerns. None of these are VA-specific, but a VA-experienced Colorado inspector typically incorporates them into the inspection scope as standard practice.
References
- HUD Home Buying Resources — U.S. Department of Housing and Urban Development
- ASHI Standards of Practice — American Society of Home Inspectors
- InterNACHI Standards of Practice — International Association of Certified Home Inspectors
- ICC I-Codes Library — International Code Council