What a VA Home Inspector Checks Before You Close
Two different professionals get called a “VA home inspector,” and they do very different jobs. The VA-assigned appraiser runs a short compliance check against the VA’s Minimum Property Requirements — it is a condition of the loan guaranty, not a real inspection. The inspector you hire (an ASHI- or InterNACHI-credentialed home inspector) walks the whole house on your behalf, and a VA-experienced one flags the specific defects most likely to become appraisal-condition repairs that stall your closing. This page covers what each looks for, and where the two overlap.
The appraiser checks compliance; your inspector checks the house
The VA appraiser is ordered through the lender and assigned by the VA. Their walk-through confirms the home meets the Minimum Property Requirements (MPRs) and supports the sale price — usually 30 to 45 minutes, no crawling into attics or testing every outlet. That is not a substitute for a home inspection, and the VA itself recommends buyers get one. Your hired inspector spends two to four hours on the property and produces a detailed report you use for negotiation. If the difference still feels blurry, our guide on home inspection versus appraisal lays out who pays for what and what each document can and cannot do.
The termite report the VA can require
The VA mandates a wood-destroying organism (WDO) inspection — separate from the general home inspection — in states it designates as high termite, beetle, and wood-fungus areas. That covers most of the Southeast and Southwest and parts of California; Colorado is generally not on the mandatory list. Where it applies, a state-licensed pest operator completes the industry-standard NPMA-33 form, and any active infestation must be treated before the VA guarantees the loan. Evidence of a treated, inactive past infestation is documented but usually does not block financing. A VA-experienced inspector knows whether the property’s state triggers this and coordinates the pest operator so it does not surprise you at underwriting.
The Minimum Property Requirements your inspector watches
MPRs are the VA’s baseline for a home that is “safe, sound, and sanitary.” A sharp inspector pays extra attention to the same items, because anything that fails here reappears as an appraisal condition. The core categories:
- Structure. No significant settlement, leaning walls, or compromised load paths. On Front Range homes over expansive clay, some foundation movement is common — the inspector documents extent and whether it is still active, which decides whether a structural engineer is needed.
- Roof. Adequate to keep moisture out with reasonable remaining life. An end-of-life roof with active leaks is an MPR finding. The inspector checks shingles, flashing, ventilation, and the attic for leak evidence.
- Heating. A permanent heat source adequate for comfortable living in every habitable room. A wood stove alone does not satisfy the MPR without a permanent backup system.
- Electrical. Safe and grounded — no exposed wiring, no double-tapped breakers, GFCI protection where required. Aluminum branch wiring in 1960s–70s homes is documented and can draw underwriter attention.
- Plumbing and water. A continuing supply of safe, potable water, sanitary drainage, and a functional water heater with no significant leaks.
- Health and safety hazards. No hazards that make the home unsafe to live in, including deteriorated lead paint in pre-1978 homes, friable asbestos, active water intrusion, and significant pest activity.
The defects that actually stall VA closings
When the appraiser writes an “appraisal condition,” the listed defect must be cured before the loan closes. The value of a VA-experienced inspector is spotting these first, so you negotiate seller repairs up front instead of discovering them a week before closing. The usual triggers:
- Missing handrails on stairs with four or more risers
- Exposed wiring, an unsafe panel, or missing GFCI protection in kitchens, baths, and exteriors
- Broken windows or exterior doors that will not secure
- Peeling or chipping paint on pre-1978 homes (a lead-hazard concern)
- Missing smoke and carbon monoxide alarms
- Active roof or plumbing leaks
- An inoperative permanent heating system
None of these are subtle, and any competent inspector will note them. The difference is that a VA-focused report calls out which ones the appraiser will independently cite, so nothing gets lost in a 40-page findings list. Our sibling guide on VA requirements for a home inspection goes deeper on the MPR list and the seller-cure process.
Lead, radon, and health flags that matter on the Front Range
For homes built before 1978, federal law requires sellers to disclose known lead-based paint and give buyers the EPA pamphlet, even though the VA does not require lead testing. Deteriorated paint on accessible surfaces can still become an MPR safety issue, and there is no known safe blood lead level in children, per the CDC. The EPA’s Protect Your Family from Sources of Lead guidance is the practical reference; for testing options see our overview of how to test for lead paint.
Radon is the bigger Colorado story. Much of the Front Range sits in EPA Radon Zone 1 (predicted indoor average above 4 pCi/L), and the EPA recommends fixing homes at or above 4 pCi/L because radon is the second-leading cause of lung cancer. Radon is not an MPR item on an existing home, but a short-term test during the inspection window is inexpensive insurance — details in our radon testing guide. Asbestos in pre-1980s flooring, pipe wrap, and popcorn ceilings is another common finding; our asbestos and lead guide covers when it needs a specialist versus when it can stay put undisturbed.
Specialty inspections worth adding in Colorado
Beyond the general inspection and any required WDO, a few add-ons earn their cost on older Front Range housing stock:
- Sewer scope — a camera run from the cleanout to the city tap, catching root intrusion and clay-pipe failures common in pre-1980 neighborhoods.
- Radon test — strongly advised given the Zone 1 designation.
- Structural engineer — when foundation movement over clay soil looks active.
- Septic and well — for rural properties with private systems.
Together these typically run several hundred to roughly $1,500, and a VA-experienced inspector usually coordinates the referrals so scheduling fits the loan timeline.
How to tell a VA-experienced inspector from one who just says so
Three questions separate genuine experience from a marketing label. First, ask how many VA purchase inspections they completed in the past year — 20 or more is a meaningful answer. Second, ask whether they coordinate the NPMA-33 WDO report when a state requires it. Third, ask whether their report includes a dedicated section flagging likely MPR triggers. Baseline credentialing still applies: ASHI or InterNACHI certification is the floor for any inspector, VA-focused or not. For the full vetting checklist, see our home inspector hiring process guide.
References
- HUD home buying resources — U.S. Department of Housing and Urban Development
- Health Risk of Radon — U.S. Environmental Protection Agency
- Protect Your Family from Sources of Lead — U.S. EPA
- About Childhood Lead Poisoning Prevention — U.S. Centers for Disease Control and Prevention
- Standards of Practice — American Society of Home Inspectors
- Standards of Practice — International Association of Certified Home Inspectors