Florida homes that cause VA appraisal problems, and how to handle them.

Buying with FHA instead? See FHA appraisals in Florida.

Why VA looks closely at the home

VA appraisals check that a home meets minimum property requirements: safe, structurally sound and sanitary. That protects you from buying a home with serious problems. It also means some homes need repairs before closing, and a few can't be financed with VA at all until issues are fixed.

In Florida, the bigger hurdle is often insurance. A home can pass the appraisal and still be hard to insure, and you can't close without insurance.

Older roofs

VA doesn't set a maximum roof age. The appraiser looks at whether the roof has remaining useful life and isn't leaking or failing. A 15 year old shingle roof in good shape can pass.

The insurance company is a different story. Florida insurers often require a roof inspection on older homes and may limit coverage or decline roofs near the end of their life. Florida law limits insurers from refusing coverage based solely on age for roofs under 15 years old. Get an insurance quote early on any home with an older roof, before your inspection period ends.

Four point and wind mitigation inspections

On older Florida homes, insurers usually want a four point inspection covering the roof, electrical, plumbing and HVAC. A wind mitigation report can lower your premium if the home has features like hurricane straps or impact windows. Order both early. They often reveal the issues that affect insurability.

Electrical and plumbing red flags

Certain older systems make insurers nervous: polybutylene plumbing, some older electrical panels like Federal Pacific and Zinsco, and aluminum branch wiring. These don't automatically stop a VA loan, but they can make insurance hard to get or expensive. Budget for replacement or negotiate it with the seller.

Condos

Full details in VA condos in Florida.

A condo must be on VA's approved list to use a VA loan. If it isn't, the lender can sometimes request approval, but it takes time and the association has to cooperate. Florida condos also face newer state rules on building inspections and reserve funding, which have led to large special assessments in some older buildings. Ask about upcoming assessments before you commit.

Well and septic

Homes on a private well may need a water test, and VA has minimum distance requirements between a well and a septic system. Common in rural parts of Lake, Polk and Osceola counties. Plan for testing early.

Flood zones

If the home is in a designated flood zone, flood insurance is required. Get a flood quote with your homeowners quote. In some areas it changes the monthly payment significantly.

Termites

A wood destroying insect inspection is commonly required on VA loans in Florida. Active infestations or damage usually need treatment or repair before closing.

Open and unpermitted work

Florida homes often have open permits or additions built without them. Open permits can follow the property, so a title search should check for them. The appraiser may also flag unpermitted additions, and the extra space may not count toward value. Ask your agent to request permit history before you're deep into the deal.

When repairs are required

If the appraiser calls for repairs, they're usually completed before closing. The seller often handles them, but who pays is negotiable. In some cases, repairs can be handled after closing with an escrow holdback. Build some flexibility into your contract and timeline.

Low appraisal

If the value is likely to come in below the contract price, VA's Tidewater process gives your lender a chance to submit supporting sales before the appraisal is finalized. If it still comes in low, you can renegotiate, cover the difference, or walk away under the VA escape clause.

A great house with a 20 year old roof

Nicole found a home in Clermont she loved. The roof was original. The VA appraiser noted wear but remaining life, but two insurers declined to write a policy.

Because she got quotes during her inspection period, she negotiated a roof credit from the seller, used it toward replacement, and closed with a new roof and a lower insurance premium.