What Does a Va Home Inspector Look for: A Plain-Language Guide
“What does a VA home inspector look for?” is a question with two layers. The narrow answer covers what the VA appraiser checks against the Minimum Property Requirements — a federal compliance check, not a true inspection. The broader and more useful answer covers what a VA-experienced home inspector (a buyer-hired professional who knows the VA loan landscape) checks beyond the standard inspection scope: wood-destroying organisms in mandatory-WDO states, code-compliance against VA MPRs, and the specific defects most likely to trigger appraisal-condition repair items that hold up closing. This guide walks through both layers and explains why VA-experienced inspectors are worth the search for veteran buyers.
What does a VA home inspector look for? Two scopes explained
The phrase “VA home inspector” gets used loosely. In practice, two professionals can fit the label. The VA-assigned appraiser performs the required VA appraisal, which includes a brief MPR-compliance check. A buyer-hired home inspector — credentialed by ASHI or InterNACHI — performs a full home inspection that the buyer pays for and uses for negotiation and decision-making. A “VA-experienced home inspector” is the second type, with specific knowledge of VA loan dynamics: which findings trigger appraisal conditions, which states require WDO inspections, and which repair items the VA typically requires sellers to cure before closing.
The most useful inspection for a veteran buyer is a full home inspection performed by an inspector who understands VA MPRs and the appraisal process. The inspection covers everything a standard inspection covers, plus pays specific attention to the items most likely to surface on the VA appraiser’s MPR checklist. For broader context on hiring practices, our pillar on the home inspector hiring process covers credential vetting that applies to VA-specific work as well.
Wood-destroying organisms (WDO): often a VA requirement
The VA requires a wood-destroying organism inspection — separate from the general home inspection — in states designated by the VA as having significant termite, beetle, or fungal activity. The state-by-state list is updated periodically; states in the Southeast, Southwest, and parts of California are routinely on the list. Colorado is generally not on the mandatory WDO state list, though some county or VA-regional variations exist. The WDO inspection is typically performed by a state-licensed pest control operator using the National Pest Management Association NPMA-33 form, which is the standard VA-acceptable WDO report format.
A VA-experienced home inspector knows whether the property’s state requires a WDO inspection and either coordinates it with the buyer or includes it in the inspection package. In states where WDO is required, the inspection must be completed and any active infestation cured before the VA will guarantee the loan. Inactive evidence of past infestation typically doesn’t block the loan but should be documented.
VA Minimum Property Requirements: the inspector’s checklist
The VA Minimum Property Requirements form a federal baseline that the appraiser checks. A VA-experienced home inspector pays particular attention to the same items, knowing that any MPR violation will surface in the appraisal and potentially delay closing. The MPR categories include:
Structural integrity
The home must be structurally sound, with no significant settlement, leaning walls, sagging floors, or compromised load paths. The inspector checks foundation condition, beam and joist support, and any visible signs of structural distress. For older Front Range homes built on expansive clay soils, foundation movement is common; the inspector documents the extent and current activity.
Roof condition
The roof must have reasonable remaining life — typically the VA looks for at least 2-3 years of remaining service life. A roof at end of useful life with active leaking will trigger an MPR finding. The inspector evaluates shingle condition, underlayment integrity (where visible), flashing condition, ventilation, and any leak evidence in the attic.
Heating systems
The home must have a permanent, adequate heating system capable of maintaining at least 50°F in all habitable rooms. Wood stoves alone are not sufficient (a backup permanent system is required). The inspector evaluates furnace age, condition, combustion safety, distribution functionality, and thermostat operation.
Electrical system
The electrical system must be safe, with proper grounding, no exposed wiring, no double-tapped breakers, and no obvious code violations. The inspector evaluates the panel, branch circuits, GFCI/AFCI protection where required, and the overall condition. Knob-and-tube wiring (in older homes) is generally not blocking but should be documented; aluminum branch wiring is a known concern that may trigger underwriter attention.
Plumbing system
The plumbing must function adequately, with no significant leaks, no contaminated water supply, no drainage backups, and a functional water heater. The inspector tests fixtures, checks supply pressure, and evaluates the water heater condition and age.
No significant safety hazards
The home must be free of significant safety hazards including lead paint hazards in homes built before 1978 (the lead paint disclosure regime applies separately), known asbestos in friable condition, mold colonies large enough to be health hazards, and significant pest infestation. The inspector documents any of these findings and recommends specialty testing where appropriate.
Defects that typically trigger appraisal-condition repairs
The VA appraiser issues “appraisal conditions” — specific defects that must be repaired before the VA will guarantee the loan. A VA-experienced home inspector flags these in advance so the buyer and seller can address them before the appraisal happens, avoiding closing delays. Common appraisal-condition triggers include: missing handrails on stairs with four or more risers, exposed wiring or panel safety issues, broken or missing GFCI protection in bathrooms, kitchens, and exteriors, broken windows or non-functional exterior doors, severe paint deterioration (especially relevant under lead-paint rules for pre-1978 homes), missing smoke and carbon monoxide detectors, active roof leaks, plumbing leaks under sinks or at supply lines, and inoperative permanent heating systems.
None of these are particularly subtle, and most general home inspectors would document them. The difference with a VA-experienced inspector is that they specifically note which items will cause VA appraisal hold-ups, helping the buyer negotiate seller repairs upfront rather than waiting for the appraisal to surface them.
Lead-based paint considerations (pre-1978 homes)
For homes built before 1978, lead-based paint is a regulated concern. The VA does not require lead paint testing as part of the loan, but federal lead paint disclosure laws apply: sellers must disclose known lead paint hazards, and buyers receive a federal pamphlet about lead. A VA-experienced inspector documents visible lead paint deterioration — chipping, peeling, chalking paint on accessible surfaces — and flags it for either repair or specialty lead testing. Significant lead paint deterioration can become an MPR issue if the appraiser determines it presents a safety hazard. For deeper coverage, our pillar on asbestos and lead in pre-1978 housing addresses lead-paint specifics.
Pest, rodent, and dry rot
Beyond formal WDO inspections (where state-required), a general home inspection notes visible evidence of pest activity, rodent intrusion, and dry rot. Active rodent infestation, significant wood damage from past infestation, and active fungal decay all surface in the inspection. VA appraisers typically defer to the WDO report in mandatory states; in non-WDO states, the appraiser will note pest evidence directly. Either way, significant pest issues become repair items.
Drainage, water intrusion, and grading
The VA MPRs require proper drainage and no significant water intrusion. The inspector evaluates exterior grading (does soil slope away from the foundation?), gutter and downspout functionality, evidence of basement or crawlspace water intrusion, and signs of past water damage. Active basement flooding or chronic crawlspace moisture is an MPR concern; minor past water staining without active intrusion typically is not. The inspector documents both for buyer awareness regardless of MPR status.
Specialty add-on inspections veterans should consider
Beyond the general inspection and any required WDO, several specialty inspections are worth considering for VA buyers in specific situations. Sewer scope inspection — sewer line cameras inspecting from the cleanout to the city connection — identifies tree root intrusion and pipe failures common in older Front Range homes. Radon testing — required under VA in some scenarios and recommended throughout Colorado given the elevated radon risk in the Front Range. Mold inspection — for homes with visible moisture issues or basement concerns. Septic system inspection — for rural properties with private septic. Well water testing — for properties with private water supply.
The combined cost of these add-ons can reach $800-$1,500, but the dollar amount of issues they routinely find justifies the expense in many cases. A VA-experienced inspector typically coordinates referrals to specialty inspectors and can streamline the scheduling. For broader context on the value of inspection in general, our companion article on reasons to get a home inspection covers the case in detail.
Finding a VA-experienced inspector
Three vetting questions identify a genuinely VA-experienced inspector versus one who just claims the label. First, ask how many VA loan purchase inspections the inspector has performed in the past year — a meaningful answer is 20+. Second, ask whether they coordinate WDO inspections when required and whether they’re familiar with the NPMA-33 form. Third, ask whether they include MPR-trigger flags in their reports — a specific section noting which findings are likely to cause VA appraisal conditions. Credentialing matters too: ASHI or InterNACHI certification is the baseline for any quality inspector, VA-experienced or not.
Sample reporting structure for VA inspections
A high-quality VA-focused inspection report follows a structure that veteran buyers and their lenders can act on efficiently.
Executive summary
The first page or two summarizes the most consequential findings: major safety issues, items likely to trigger VA appraisal conditions, items recommended for immediate negotiation, and items recommended for further specialty inspection. The executive summary lets buyers and their agents understand the report in 5-10 minutes before diving into details.
VA-flagged section
A dedicated section calls out items most likely to surface at the VA appraisal as MPR violations: missing handrails, electrical safety issues, broken windows, severe paint deterioration in pre-1978 homes, active leaks, and inoperative heating systems. Flagging these specifically helps the buyer negotiate seller cure before the appraisal happens.
System-by-system findings
Detailed observations organized by system: roof, structure, exterior, electrical, plumbing, HVAC, interior, attic, basement, and any garage or accessory structures. Each section includes photos, descriptions, and recommended actions.
Specialty referral recommendations
Where the inspector identifies items beyond the general scope, specific recommendations for specialty follow-up: structural engineer for foundation movement, sewer scope for older drain lines, radon testing for unconducted areas, mold inspection for visible water staining, electrician for panel concerns, HVAC contractor for system efficiency assessment.
Defect severity scale
Each finding categorized as Major, Moderate, Minor, or Monitor, helping the buyer prioritize. Estimated repair costs included where the inspector is confident in the estimate.
How VA-experienced inspectors coordinate with other professionals
VA loan purchases often involve coordination across multiple professionals. A good VA-experienced inspector navigates this coordination smoothly.
With the buyer’s real estate agent: communicating findings clearly so the agent can advise on negotiation strategy. With the lender: sharing relevant findings (with buyer permission) that affect loan processing. With the VA appraiser: not directly, but indirectly through proactive flagging of MPR-relevant items that the appraiser will see independently. With specialty inspectors: making clean referrals to WDO inspectors, structural engineers, septic system specialists, or other trades when warranted. With the seller’s side: typically no direct contact, but the inspection report becomes the negotiation document the seller’s agent reviews.
Timing considerations for VA buyers
The VA loan timeline is somewhat compressed compared to some other loan types, and inspection scheduling needs to fit. Typical VA purchase timeline: contract acceptance, inspection within 5-10 days, inspection contingency response within 14-15 days, VA appraisal ordered shortly after, appraisal completed within 10-21 days, MPR cures (if any) completed before closing, closing typically 30-45 days from contract. An inspector who can schedule within 3-5 days of contract acceptance and deliver the report within 24 hours of inspection completion keeps the buyer’s timeline intact. Inspectors who require 10+ days to schedule or 5+ days to deliver reports can compress the buyer’s negotiating window and force decisions before findings can be evaluated. For broader hiring context, our pillar on hiring a home inspector covers vetting fundamentals that apply across loan types.
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