Buying in Hammond and wondering how a VA appraisal compares to a conventional one? You are not alone. Appraisals can feel like a black box, and the rules can shift based on your loan type and the home’s condition. In this guide, you will learn how VA and conventional appraisals differ, typical timelines in Tangipahoa Parish, the most common repair triggers in our humid, storm-prone climate, and practical steps to avoid delays. Let’s dive in.
VA vs. conventional: key differences
Standards and safety checks
- VA appraisals include a review against the VA Minimum Property Requirements focused on safety, structural soundness, and sanitation. That means things like active roof leaks, unsafe wiring, major HVAC issues, or termite damage will need to be fixed before closing. You can read more about the VA approach to appraisals in the VA’s overview of home appraisals and value. See VA home appraisal guidance.
- Conventional appraisals, guided by Fannie Mae and Freddie Mac, focus on market value and note issues that affect habitability or marketability. Lenders have more discretion on which repairs must be completed and when. For details, review the Fannie Mae Selling Guide and the Freddie Mac Seller/Servicer Guide.
Outcome documents
- VA: The appraiser issues a Notice of Value, which sets the value and lists any required repairs tied to the VA standards.
- Conventional: The appraiser delivers a report with conditions. The lender decides which items must be completed before closing.
Who orders and pays
- In both paths, the lender orders the appraisal after you apply, and you typically pay for it. Local contracts can shift who pays, but the lender selects the appraiser.
Timelines in Hammond
- Conventional appraisals often take about 5 to 10 business days from order to report, depending on appraiser availability.
- VA appraisals commonly take about 7 to 14 business days from order to Notice of Value. If repairs are needed, plan for extra time for approvals and re-inspections.
Local variables that can extend timelines:
- Storm season and major weather events can create backlogs for appraisers and contractors.
- Flood zone properties may need elevation certificates and flood insurance documentation, which can slow underwriting. You can check flood map status through the FEMA Flood Map Service Center.
- Rural homes on septic or well systems sometimes require extra inspections and paperwork.
Common repair triggers in Tangipahoa Parish
Hammond’s mix of older homes, rural properties, and newer builds meets a humid, storm-exposed climate. Here are the issues that most often show up, and how each loan handles them.
Roof age and storm damage
- VA: Active leaks or roof conditions that threaten habitability usually must be repaired before closing.
- Conventional: Significant leaks or damage often trigger repairs, but lenders may allow escrow holdbacks more often than VA.
HVAC performance and safety
- VA: Systems must be working and adequate for our climate. In southeast Louisiana, reliable cooling is essential.
- Conventional: Functioning systems are expected; some nonstandard setups may pass with documentation.
Electrical safety issues
- VA: Exposed wiring, missing grounding, or clear fire hazards are not acceptable.
- Conventional: Safety problems also matter, though enforcement can vary by lender.
Plumbing and sanitation
- VA: Active leaks, sewage backups, or lack of potable water must be fixed.
- Conventional: Similar expectations for sanitation and basic functionality.
Termites and wood rot
- Both paths treat active termite infestation and structural damage as a repair item. In our climate, this is common. For background on termite risks in Louisiana, review the LSU AgCenter’s termite resources.
Moisture and mold
- VA: Mold that affects health or points to ongoing moisture problems requires remediation.
- Conventional: Similar concerns; the scope of remediation depends on the extent.
Flood risk and documentation
- If a home sits in a FEMA Special Flood Hazard Area, flood insurance is required for both VA and conventional loans. Underwriting may ask for an elevation certificate or proof of prior storm repairs. Use the FEMA Flood Map Service Center to understand a property’s mapping.
Foundation or settlement issues
- VA: Structural soundness is a core requirement. Significant foundation problems must be addressed.
- Conventional: Structural stability matters for value and safety. Lender policies guide final decisions.
Septic and private wells
- VA: Safe, sanitary systems are required. Failing systems must be repaired.
- Conventional: Similar expectations. Rural homes around Tangipahoa Parish see these checks more often than properties on municipal services.
How to plan your path in Hammond
For sellers: pre-list steps that reduce surprises
- Get a roof check if it is older or shows signs of leaks. Repair as needed.
- Service your HVAC and keep maintenance records.
- Treat any termite issues and repair damaged wood. Save treatment reports.
- Fix obvious electrical or plumbing hazards.
- If in a flood zone, gather flood insurance documents and any elevation certificate.
- Prepare documentation for septic or well if applicable.
For buyers: smart early moves
- VA buyers: Get your Certificate of Eligibility and pre-approval with a VA-savvy lender before you write offers. It reduces delays.
- Conventional buyers: Ask your lender about repair expectations and any stricter overlays that could affect your home choice.
- All buyers: Budget time and money for repairs noted by the appraisal. Request disclosure history and repair receipts early.
Negotiating repairs and using escrows
- VA: Repairs tied to Minimum Property Requirements usually need completion before closing. Some repair escrows are possible, but both the VA and the lender must approve, and paperwork can add time.
- Conventional: Lenders more often allow repair holdbacks, but policies vary. Confirm what is allowed with your lender before you write the contract.
Practical tip: Be clear in your contract about timelines, who pays for what, and how re-inspections will be handled. Build in enough time for repair approvals during storm season.
If value comes in low
- VA: The Notice of Value can be challenged through a reconsideration of value request with additional comparable sales. If the value does not change, you can renegotiate price or bring cash to cover the gap.
- Conventional: You can pursue a Reconsideration of Value through your lender. Success depends on strong comparable evidence and lender policy.
Common pitfalls to avoid
- Treating the VA appraisal like a simple value check. It also screens for safety and sanitation issues.
- Waiting too long to address flood zone documentation and insurance requirements.
- Assuming all repairs can be credited instead of completed. VA often requires completion.
- Using contractors who cannot provide detailed invoices, photos, or permit documentation when the lender requires it.
Your local edge in Hammond
A VA-capable team makes a real difference. A lender who knows VA underwriting and a local agent who understands Tangipahoa homes can help you anticipate termite, moisture, and storm-related issues, plan for flood documentation when needed, and write a contract that keeps closing on track. If you want a steady, step-by-step process, lean on a local, experienced guide.
Ready to compare your options and map out a clean path to closing in Hammond? Connect with Amanda Stevens for a quick plan and Request a Free Market Consultation.
FAQs
What is the main difference between VA and conventional appraisals?
- VA appraisals check value and the VA Minimum Property Requirements for safety and sanitation, while conventional appraisals focus on value and note major issues that affect habitability.
How long do VA appraisals take in Hammond, LA?
- Many VA appraisals run about 7 to 14 business days, with more time added if repairs, flood documentation, or re-inspections are needed.
Which repairs most often come up in Tangipahoa Parish?
- Roof leaks, HVAC problems, electrical hazards, moisture or mold, and termite or wood-rot issues are common in our humid, storm-exposed region.
Can I use a repair escrow with a VA loan?
- Sometimes, but it must meet VA and lender rules; many VA-required repairs need to be completed before closing, so plan for potential extra time.
Does flood zone status affect my appraisal or closing?
- Yes; homes in a Special Flood Hazard Area require flood insurance, and underwriting may ask for an elevation certificate or additional documentation.
