VA Requirements for Home Inspection: Full MPR Checklist
VA requirements for home inspection, strictly speaking, are zero — the Department of Veterans Affairs does not require a home inspection as a condition of issuing a VA-guaranteed loan. What the VA does require is appraiser verification that the property meets Minimum Property Requirements (MPRs). The MPRs function as a property-condition checklist that the VA-appointed appraiser walks through during the appraisal visit. This guide lays out the full MPR checklist in detail — every item the appraiser is supposed to verify — so a VA-loan buyer knows exactly what the VA cares about, what their own inspection should also cover, and where the gaps between the two services lie.
The structural framing of VA “inspection” requirements
The VA Lenders Handbook governs VA-loan operations. Chapter 12 covers property and appraisal. The requirement structure: appraisal mandatory, home inspection optional. The appraiser verifies MPRs as part of the appraisal scope. A separate home inspection following ASHI or InterNACHI Standards of Practice is the buyer’s option, not the VA’s mandate.
The MPRs themselves serve a specific purpose: they ensure that the VA is not guaranteeing loans on properties that are uninhabitable, unsafe, or in such severe disrepair that the loan guarantee would be against the veteran’s interest. They are not a comprehensive condition standard — they’re a minimum-livability floor.
Anchor the broader framing against the hiring a home inspector guide.
MPR Item 1: Safe and sanitary water supply
The property must have a safe, sanitary, and continuous source of potable water. For homes connected to municipal water, this is typically satisfied by the existing service. For homes with private wells, the appraiser may require water testing — bacterial coliform analysis at minimum, sometimes broader testing for nitrates, arsenic, and other contaminants depending on regional risk.
The appraiser does not personally test water quality. They verify that water service is connected, that fixtures produce water, and that no obvious quality issues are present. Per EPA guidance on private wells, well water testing should occur regularly and at every property transfer.
MPR Item 2: Sanitary sewage disposal
The property must have safe, sanitary sewage disposal — either connection to public sewer or a properly functioning septic system. For septic systems, the appraiser may require a separate septic inspection from a qualified contractor, particularly if the septic is older or shows signs of issues.
The appraiser cannot fully evaluate septic system condition during the appraisal visit. A septic inspection — pump-out and visual examination — typically costs $300-$500 and is recommended for any property with a septic system, regardless of what the VA appraiser specifically requires.
MPR Item 3: Sound roof condition
The roof must have a reasonable remaining service life and must not be in immediate failure. The appraiser visually examines the roof from the ground and from any accessible vantage points. They are not required to walk the roof.
A roof in obvious disrepair — missing shingles, visible sagging, evidence of recent water intrusion — will be flagged as an MPR failure. A roof at the end of its useful life but still functional may pass MPR while still being a buyer concern. The home inspector, who should walk the roof when safe, provides much more thorough roof evaluation than the appraiser does.
MPR Item 4: Sound foundation
The foundation must be sound, free of major settlement, and structurally adequate. The appraiser visually examines the foundation from accessible interior and exterior vantage points.
Major settlement, large foundation cracks, or evidence of structural movement trigger MPR concerns. Minor cracks consistent with normal settlement do not. Per ICC structural code references, a structural engineer evaluation may be warranted when foundation issues are identified.
MPR Item 5: Weather-tight walls and exterior envelope
Exterior walls must be weather-tight — no obvious openings allowing water or pest intrusion. Siding must be adequately maintained, doors and windows must close and seal properly, and there must be no evidence of significant water damage.
Cosmetic issues do not trigger MPR concerns. Functional issues — water staining indicating active intrusion, gaps allowing wind and water entry, missing siding sections — do.
MPR Item 6: Working mechanical systems
Heating, plumbing, and electrical systems must function as intended. The appraiser turns on faucets, flushes toilets, operates HVAC briefly, and tests representative outlets and switches. They do not run systems for extended periods or perform technical evaluation.
A non-functioning heating system in a cold-climate state like Colorado triggers MPR failure. Non-functioning air conditioning in summer-only zones is generally less critical but still flagged. Plumbing that doesn’t deliver water or doesn’t drain properly fails MPR.
MPR Item 7: Absence of wood-destroying organisms
Active termite or other wood-destroying organism activity triggers MPR concerns. Most VA loans require a separate Wood Destroying Insect (WDI) inspection report — often called a “termite inspection” — performed by a licensed pest professional. The pest inspection is typically a separate $50-$150 service from a pest-control company.
Per the ASHI Standards of Practice, WDI inspection scope varies by state and is typically handled as a specialty add-on. Colorado has lower termite pressure than southern states, but the inspection is still typically required for VA loans in the state.
MPR Item 8: Lead-based paint disclosure (pre-1978 homes)
For homes built before 1978, lead-based paint disclosures are required at sale per federal law (Lead-Based Paint Hazard Reduction Act). The VA verifies that proper disclosures have been provided. Per EPA lead-safe housing guidance, pre-1978 homes commonly contain lead-based paint, and disclosure does not require remediation.
Buyers of pre-1978 homes should consider lead testing if children under six will occupy the home. Lead testing is not a standard inspection service — it requires specialized professional inspection.
MPR Item 9: Heating adequacy
The home must have adequate heating capability for the climate. In cold-climate states like Colorado, this means a functional central heating system or equivalent. Space heaters alone do not satisfy MPR. Heat must reach all habitable rooms.
The appraiser verifies heating presence and operation. They do not perform Manual J load calculations or evaluate system sizing adequacy.
MPR Item 10: Safety of property access
Property access must be safe and reasonable. Stairs require handrails. Decks and elevated walkways require guard rails. The driveway must allow reasonable vehicle access. Required egress windows in basements must function.
Per ICC residential code references, specific dimensions and requirements for stairs, rails, and egress are standardized. The appraiser checks for obvious deficiencies.
MPR Item 11: Functional habitability
The property must function as a residence. All rooms must have reasonable access. Kitchen must include functioning sink and cooking provision. Bathrooms must include functioning toilet, sink, and bath or shower. There must be appropriate ventilation for kitchen and bathrooms.
This is the catch-all habitability standard. Most properties pass without issue. Vacant or distressed properties may fail MPR on this item if appliances or fixtures have been removed.
MPR Item 12: Pest infestation absence
Active infestations of bedbugs, cockroaches, rodents, or other vermin trigger MPR concerns. Evidence of past infestation that has been remediated typically does not. The appraiser looks for active activity, not historical evidence.
What MPRs do not cover that a home inspection does
The MPRs are a livability minimum. They do not address:
System age and remaining service life: HVAC near end-of-life, water heater near end-of-life, roof with 2-3 years remaining — all pass MPR but represent real ownership cost.
Energy efficiency: insulation adequacy, window U-values, HVAC efficiency. Per DOE energy audit guidance, these affect ownership cost significantly.
Minor structural concerns: small foundation cracks, minor settlement, deferred maintenance items.
Electrical capacity and modernity: aluminum wiring, undersized service panels, GFCI deficiencies, knob-and-tube remnants. Functional but problematic.
Plumbing material concerns: galvanized supply lines, lead solder in older copper, polybutylene supply lines. Functional but at risk.
This is the gap a home inspection fills. The MPRs verify livability; the inspection verifies condition. The two services are complementary, and most VA buyers benefit from both. Compare with what a VA home inspector looks for.
What happens if MPRs fail
If the VA appraiser identifies an MPR failure, the VA conditions the loan on remediation. The seller, the buyer, or some combination must address the issue before closing. Required repairs are documented in the appraisal report.
For Colorado-specific MPR concerns, CDPHE radon program guidance is also relevant — though radon itself is not a VA MPR, it’s a separate Colorado consideration that often pairs with VA-loan transactions.
Common MPR failures and what they mean
Roof at end-of-life: a 25-year-old shingle roof showing curl, granule loss, and possible leak history typically fails MPR. The VA conditions the loan on either roof replacement or sufficient repair to extend useful life by 3-5 years. Negotiation typically falls to seller for replacement or buyer credit covering replacement cost.
Active plumbing leak: a visible active leak under a fixture or in a wall fails MPR. Repair is required before closing. Typically a quick fix, but underlying issues (corroded pipes, failing fittings) may indicate larger remediation needs identified separately by a home inspection.
Non-functioning heating in cold-climate property: heating must work in Colorado, Wyoming, Montana, and similar cold-climate states. A broken furnace or non-functional heating system fails MPR. Repair or replacement is required.
Major foundation issues: significant settlement, large cracks, or evidence of ongoing movement triggers MPR concerns and usually requires a structural engineer report before VA proceeds with the loan.
Wood-destroying organism activity: active termite or carpenter ant activity requires treatment by a licensed pest control professional before closing. Documentation of treatment is part of the loan closing package.
Missing handrails on stairs: a safety issue per MPR. Installation is typically straightforward and required before closing.
State variation in MPR application
The MPRs are national standards, but specific application varies by state. Some examples:
Termite inspection requirements: more stringent in southern states with high termite pressure. Optional in some northern states. Colorado typically requires a WDI report for VA loans despite lower termite pressure.
Septic inspection requirements: typically required for properties with septic systems. Colorado has substantial septic inventory in rural areas; the requirement applies.
Well water testing: typically required for properties with private wells. Colorado well-water properties trigger this requirement.
Lead-paint requirements: federal law applies to all pre-1978 homes. Application is uniform across states.
Specific MPR application in any given state may also depend on the regional VA office handling the loan. Lenders familiar with VA loans in the state are the primary source of guidance.
What buyers should ask before the VA appraisal
Buyers can proactively address potential MPR issues before the appraisal happens. Useful pre-appraisal questions:
Is there any active leak or plumbing issue?
What’s the age of the roof, and are there any known leaks or major repairs in the last 5 years?
Is heating working in all rooms?
Are there any obvious foundation cracks?
Has there been any termite or pest treatment history?
For pre-1978 homes, has lead-paint disclosure been provided?
If concerns surface during these questions, the buyer can have them resolved before the appraisal triggers an MPR finding, avoiding closing delays.
The full picture for VA buyers
VA requirements for home inspection are technically zero. VA requirements for the appraisal include MPR verification across 12 categories covering basic livability. The buyer’s own home inspection adds the system-by-system evaluation that MPRs don’t cover. For most VA buyers, both the mandatory appraisal and the optional inspection together provide the property due diligence needed for a confident purchase decision.
References
- HUD home inspection consumer brochure — HUD
- EPA lead-safe housing guidance — EPA
- EPA private well water guidance — EPA
- ASHI Standards of Practice — ASHI
- CDPHE radon program — Colorado Department of Public Health
Front Range veterans planning a VA-loan purchase can arrange a vetted local inspection that complements the VA appraisal — giving you the full property picture, not just the MPR floor.