Many military members want to know how the VA appraisal fee works. They are concerned that the appraisal fee process may influence their VA loan review. This guide explains what lenders may look for so you can move forward with confidence.
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How does the VA appraisal fee work and who pays it?
SHORT ANSWER
VA appraisers are not authorized to collect the appraisal fee directly from veterans, under VA rules. The lender who ordered the appraisal must pay the fee and certify in WebLGY that it is being held for the appraiser to receive. Smart Loan Savings Educational Content
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| Target Element Name | Underwriting Impact on Your VA Loan Profile |
|---|---|
| AUS Refer Finding | A computer cannot issue an approval on your VA home loan file under VA rules when the appraisal has not yet been completed and the Notice of Value has not been issued. The computer system requires the NOV to confirm the VA-established reasonable value before the loan amount can be approved. A person then underwrites your file by hand when the appraisal produces conditions or required repairs. The underwriter confirms each condition has been resolved before the qualifying determination is made. For example, what borrowers often learn on the call is that the VA appraisal order flows from the lender to VA’s assignment system. The lender does not choose the appraiser; VA assigns from the fee panel instead. |
| How the Appraisal Fee Collection Process Works | The VA Handbook confirms that when an appraisal is ordered, the requester must certify in WebLGY that the appraisal fee has been collected under VA rules. This certification is required before VA assigns the appraisal to a fee panel appraiser. The fee must be paid by the lender who placed the request. VA expects payment within 30 to 45 days after the NOV is issued. For example, what borrowers often learn on the call is that the veteran’s appraisal fee is often collected at the time the appraisal is ordered. This happens either as an upfront deposit or as part of the closing cost estimate. The lender holds the fee and pays the appraiser after the NOV is issued. |
| How VA Sets Maximum Appraisal Fees by Region | VA publishes maximum allowable appraised value fees based on customary fees for similar services in each geographic area under VA rules. Appraisers cannot charge veterans more than they charge other clients for comparable services. The VA fee schedule is available on the VA benefits website and varies by property type, location, and complexity. For example, what borrowers often learn on the call is that VA appraisal fees are often similar to or only modestly higher than conventional appraisal fees in the same market. No rush or priority fees are permitted. This protects veterans from being charged a premium to expedite the assignment. |
| What Happens to the Appraisal Fee If the Loan Does Not Close | When an appraisal is canceled before it is completed, the appraiser may charge a fee for any work performed prior to the cancellation notice under VA rules. That fee is chargeable to the veteran. When a case is canceled after the appraisal is completed but before the NOV is issued, the lender remains responsible for the appraiser’s fee. For example, what borrowers often learn on the call is that the appraisal fee is one of the few upfront costs that is not refundable if the transaction falls through before closing. A veteran whose deal collapses for any reason has often already incurred the appraisal fee as a sunk cost. |
| The Debt-to-Income Ratio | This is also called debt-to-income under VA rules. Lenders check if your monthly bills fit the standard debt rules used across VA programs. The appraisal fee does not affect the debt-to-income calculation directly. It is a one-time closing cost rather than a recurring monthly obligation. However, the appraisal result directly affects the loan amount that flows into the debt-to-income calculation. A low appraisal limits the loan amount to the appraised value and may require the veteran to renegotiate the purchase price or cover a gap out of pocket to keep the debt-to-income picture intact. |
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| Approval Metric Checklist | Mortgage Requirements |
|---|---|
| Credit Score Baseline | VA loan programs may not share one standard minimum score, and individual lenders may use their own VA-aligned rules. |
| Required Equity Cushion | VA loan options may let you buy a home with no money down. |
| Emergency Cash Reserve | Lenders check your bank accounts to see if you have enough money to help cover home loan closing costs. |
| Your Personal Income | Lenders check your pay history, employment history, or tax paperwork to confirm your VA loan capacity. |
| Debt-to-Income Limits | Lenders check your total monthly bills plus the new mortgage to see if they fit within standard debt rules used across VA loan programs. |
| Property Value Checks | VA loans use a home appraisal to check if the property value fits the final mortgage loan amount. |
| Sources Used on This Page | VA Lender’s Handbook, Pamphlet 26-7, Chapter 10, Topics 24–25 (Appraisal and Repair Inspection Fees, Fee Collection Issues) — benefits.va.gov | CFPB — consumerfinance.gov |
| VA loan guidelines are set by the U.S. Department of Veterans Affairs. Individual lender overlays may apply and vary by program. This page is provided for educational purposes only. Smart Loan Savings Educational Content | |
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|---|---|
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| People Also Ask | Why These Questions Matter |
|---|---|
| Can the VA appraiser charge me directly for the appraisal fee? | A VA appraiser cannot charge the veteran directly for the appraisal fee at all. This applies under VA rules to every VA appraisal without exception. The lender who ordered the appraisal is responsible for paying it instead of the veteran. |
| Does my lender choose which VA appraiser does my appraisal? | A VA lender does not get to choose which appraiser performs the appraisal. This applies under VA rules through VA’s own assignment system. VA assigns the appraiser from its own fee panel, not the lender’s personal list of appraisers. |
| Do I lose my appraisal fee if my VA loan does not close? | A veteran can lose the appraisal fee if a VA loan does not close. This applies under VA rules when work was already performed before cancellation. The appraisal fee is one of the few upfront costs that is not refundable. |
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