PCS VA Appraisal Timeline: What to Expect (and Speed Up)
During a Permanent Change of Station (PCS), VA appraisal and closing steps look familiar—but your calendar is tighter. Most appraisals complete in 10–21 business days, and closings often land in 30–45 days. The fastest files front-load documents, order the appraisal day-one, plan for Tidewater or ROV, and align occupancy dates with orders so underwriting and collateral reviews move in lockstep.
Quick Facts
- Typical appraisal window is about 10–21 business days; some markets turn faster and others slower seasonally.
- After report upload, a Staff Appraisal Reviewer (SAR) issues the NOV before underwriting can finalize collateral.
- Tidewater allows extra comparables before the appraiser finalizes a value that appears short of contract price.
- ROV (reconsideration of value) can add weeks; prepare evidence early to shorten review cycles.
- PCS calendars compress everything—order the appraisal immediately and keep repair plans contractor-ready.
FAQ’s
How fast can a PCS VA loan close?
Thirty to forty-five days is common. The pacing hinges on appraisal timeliness, SAR issuance of the NOV, and any MPR repairs or re-inspections. PCS orders add time pressure, so front-load docs and book inspectors early to protect your target date.
What single step speeds things up the most?
Ordering the appraisal on day one with your COE already in the file. When the appraisal uploads, SAR can issue the NOV without waiting on missing documents, and contractors can start any MPR fixes immediately after negotiations.
What if value comes in low?
First, Tidewater lets your agent supply comps before the report finalizes. If the value still falls short, your lender can request ROV. Both add days, so pre-stage comparables and pad contingency clocks to avoid rushed decisions.
Key Takeaways
- Plan for 10–21 business days to appraise, then SAR issues NOV before closing.
- Front-load COE, orders, and income docs so appraisal can be ordered immediately.
- Pre-stage comps for Tidewater; ROVs add time, so build buffers in contracts.
- Write inspection and repair timelines that reflect local MPR re-inspection realities.
- State a precise occupancy date tied to PCS, then update certifications if plans shift.
- Use a VA-savvy lender and agent to synchronize appraisal, NOV, and repair steps.
How long does a VA appraisal take during a PCS?
Plan for roughly 10–21 business days from assignment to report upload in many markets. VA posts fee-and-timeliness guidance and allows regional adjustments, so pacing varies by location and season; your lender can confirm current local expectations before you set contract dates (VA Appraiser Fee & Timeliness; VA Lenders Handbook Ch. 10).
- Timeliness begins when the home appraisal assignment is accepted, then the appraiser rapidly coordinates access; in PCS season, base access, travel, and seller availability can add meaningful days even before inspection occurs.
- Some regions regularly turn appraisals in under two weeks, while others stretch longer around holidays or heavy move windows; building a small calendar buffer prevents last-minute contingency extensions and rate-lock stress.
- Files move fastest when agents enable same-day access, promptly supply requested property facts, and respond quickly to appraiser questions that would otherwise hold up the final report submission timeline.
- Ask your lender for recent local timeliness ranges and write your inspection, appraisal, and financing contingency clocks to match those norms with a few buffer days for seasonality.
- Share lockbox, pet, gate, or base-access details at offer acceptance to remove avoidable scheduling friction that often chews up days without adding value to the process.
- Coordinate your PCS travel so either you or your agent can solve day-of-access hiccups; small fixes in real time can save entire business days on a compressed calendar.
If you treat the timeliness guidance as a planning baseline and verify local conditions with your lender, you can set realistic targets that avoid preventable extensions.
What happens after the appraiser submits the report?
A Staff Appraisal Reviewer (SAR) issues the Notice of Value (NOV) before collateral can be cleared. The appraiser uploads to WebLGY; the SAR reviews and publishes the NOV, setting “reasonable value” and listing any conditions—often repairs—that must be satisfied before funding (VA Lenders Handbook Ch. 13 (NOV); Handbook Ch. 5 (Processing)).
- The NOV—not the report alone—controls collateral conditions and reasonable value; underwriters use the NOV to set final conditions, including proof of completed repairs when items affect safety or habitability.
- Even when an appraisal arrives on time, a slow NOV review can delay final approval; aligning expectations for this step keeps you from picking an unrealistic closing date.
- Occasionally SAR will request clarifications or revisions; fast, documented responses prevent minor questions from adding extra days to the timeline unnecessarily.
- Track the appraisal upload, NOV target date, and any re-inspection on a shared calendar so lender, title, and agents move in lockstep toward clear-to-close.
- When the NOV lists conditions, assign ownership for each item—buyer, seller, contractor—and schedule completion immediately to avoid a bottleneck as you near funding.
- Verify that NOV details (address, parcel, borrower) match your contract; catching a mismatch early prevents last-minute redraws and day-of-signing delays.
Because the NOV governs collateral, a clean and prompt SAR review is essential to maintain a 30–45 day closing target during a PCS (Handbook Ch. 5).
What can speed up the appraisal and NOV timeline?
Front-load eligibility and order the appraisal immediately after contract acceptance. Pull your Certificate of Eligibility (COE) early and deliver a complete document packet so underwriting runs in parallel with collateral; when the appraisal posts, SAR can issue the NOV without waiting on unrelated conditions (VA: Request a COE; Handbook Ch. 5).
- Have the COE retrieved electronically before shopping; manual or mail paths can lag for weeks and should be reserved for unusual service-record scenarios that resist automated retrieval.
- Deliver labeled PDFs—LES, Statement of Service, assets—so your lender clears non-collateral conditions while the appraisal is in flight, shortening the final sprint once the NOV posts.
- Pre-stage contractors for likely repair items; when NOV conditions appear, you can price, schedule, and complete work without losing calendar days to vendor discovery.
- Ask your lender for a milestone calendar (order date, due date, NOV target, re-inspection) and write contingencies to those checkpoints plus a realistic buffer.
- Coordinate day-one access for the appraiser and inspectors; provide HOA contacts, gate codes, and pet details to eliminate avoidable no-shows.
- Keep a compact, high-quality comps packet on deck to address any value questions quickly, whether during Tidewater or a later review.
Parallel processing—eligibility, income, and collateral—turns idle time into progress and is the most reliable way to hit a PCS-compressed closing window.
How do Tidewater and ROV work when value looks short?
Tidewater allows the lender/agent to submit comparables before the report finalizes; ROV asks VA to reconsider value after the NOV posts. Each can help, but both add time—stage evidence early to protect your PCS calendar (VA Tidewater/ROV Overview; Handbook Ch. 13).
- Under Tidewater, the appraiser signals potential short value and allows two business days for additional sales data; concise, truly comparable sales are more persuasive than large, unfocused MLS dumps.
- If the NOV remains below price, a formal Reconsideration of Value (ROV) can be submitted via the lender to VA; the review can add several days to weeks depending on volume and evidence quality.
- Rate-locks, HHG delivery, and base check-in dates all feel ROV delays; decide in advance how you will handle a persistent gap—price change, credits, or contract exit—so you are not forced into rushed, sub-optimal decisions.
| Path | When Used | What You Provide | Typical Time Impact | Best Practices |
|---|---|---|---|---|
| Tidewater | Before report finalizes | Recent, relevant comps with commentary | ~2 business days + review | Pre-stage a tight comp set; respond same day; avoid non-comps |
| ROV | After NOV posts below price | Focused ROV package via lender | Several days to weeks | Use truly comparable sales; clear narrative; accept deadlines |
| Renegotiate | When value gap persists | Contract addendum | Varies; often fastest | Balance price, credits, and schedule against PCS timing |
- Have your agent curate a compact, defensible comp set before you need it; relevance beats volume when a two-day Tidewater window starts.
- Pre-decide whether you will bridge a small gap with cash, renegotiate price, or walk; clarity reduces time lost to emergency decision-making.
- Pad appraisal/financing contingencies to accommodate a realistic Tidewater/ROV window without jeopardizing HHG delivery or base check-in.
Tidewater and ROV protect fairness in fast markets, but planning for them is what keeps your PCS schedule intact.
How do VA Minimum Property Requirements (MPRs) affect timing?
MPR findings can add repair and re-inspection cycles before funding. VA focuses on safe, sound, sanitary conditions; when the NOV lists repair conditions, they must be completed and, where required, re-inspected before collateral can clear (VA Lenders Handbook Ch. 12 (MPRs)).
- Common time-adders include roof deficiencies, electrical hazards, missing CO detectors, or trip risks—items that seem small but still require correction and documentation before the loan can fund.
- Some repairs may be lender-certified with licensed invoices; however, items affecting health or structural integrity often require a formal re-inspection slot, which can be scarce during peak PCS periods.
- Exterior or weather-dependent work benefits from early contractor scheduling and contingency language; where permitted, limited escrows can address seasonal constraints without derailing closing plans.
- Pre-inspect likely VA MPR items early, price them with licensed vendors, and decide who pays in writing so you are not negotiating while the clock runs.
- Book re-inspection when you schedule the work; treating it as a critical-path task prevents surprise delays after contractors are done.
- Provide clean proof—paid invoices, photos, and statements matching NOV conditions line-by-line—so underwriting can clear collateral in a single pass.
Anticipating MPR issues preserves your calendar; reacting late almost always costs days you do not have during PCS season.
How do PCS constraints change scheduling and occupancy planning?
PCS compresses the calendar and demands an event-based occupancy date in your certification. VA treats 60 days as a common “reasonable time,” with longer delays accepted when you certify a specific date; spouse occupancy can bridge while you are away on orders (VA Lenders Handbook Ch. 3 (Occupancy); 38 CFR Part 36).
- Underwriters compare your move-in plan to report-no-later-than dates, HHG delivery, and school calendars; precise, dated certifications build confidence more than vague “as soon as possible” language.
- Spouse or (in limited cases) dependent occupancy may satisfy interim presence, but the Veteran must still personally occupy on a documented date that aligns with duty milestones.
- If your timeline slips for verified reasons—deployment extensions, repairs—submit a revised certification promptly so investor and QC files remain accurate and defensible.
- State a clear occupancy date tied to PCS milestones; if repairs impact habitability, align the date to verified completion and any required re-inspection.
- Use lodging (TLA/TLE) windows to reduce pressure to close before the NOV and repairs are truly ready; calendar buffers beat emergency extensions.
- Retain copies of certifications and updates; accurate records enable smoother refinances and answer future investor audits quickly.
When appraisal and occupancy timelines mesh on paper, you avoid the costly cascade of rate-lock extensions, re-inspection jams, and post-closing questions.
Week-by-week plan to hit a 30–45-day PCS close
Order the appraisal day one, run underwriting in parallel, and drive repairs decisively. VA processing guidance supports early COE and clean submissions so you remove idle time between appraisal, NOV, and conditions clearance. Handbook Ch. 5 (Processing).
- Week 0 (Pre-contract): COE obtained; full doc set labeled; lender shares local appraisal timeliness; offer dates mirror reality, not hope.
- Week 1: Contract accepted; appraisal ordered; inspections booked; comps pre-staged for possible Tidewater; likely MPR fixes priced with contractors.
- Week 2–3: Appraisal finishes; SAR issues NOV; repairs negotiated and scheduled; non-collateral conditions cleared; re-inspection reserved.
- Week 4–5: Repairs documented; re-inspection done; final approval; CD issued; signing scheduled to match PCS report date and occupancy certification.
- Use a shared calendar for appraisal due date, NOV target, repair completion, and re-inspection; daily 10-minute stand-ups keep momentum.
- Confirm title, notary, POA acceptance, and base access early; logistics derail more “clean” files than credit ever does.
- Budget for a modest rate-lock extension if needed; a small cost can protect a much better close date fit for your PCS move-in.
Disciplined sequencing—more than raw speed—gets PCS loans closed on time. Handbook Ch. 5.
What should you do if the appraisal or NOV runs late?
Escalate quickly, document causes, and reset plan dates in writing. Use VA timeliness context to pin down new targets, then align contingencies, rate-locks, and occupancy certifications so the file remains fundable and compliant. VA Appraiser Timeliness.
- Have your lender obtain written ETAs from the appraiser or SAR; share updates with all parties and re-sequence repairs and re-inspections from the new anchor date.
- Extend inspection, appraisal, and financing contingencies together—fragmented amendments create calendar traps later in the process.
- Update your occupancy certification and insurance effective date if move-in shifts; synchronized records prevent QC flags post-closing.
- Request written confirmation of the new appraisal/NOV targets; re-publish the schedule to the team the same day.
- Weigh lock-extension cost versus rushing repairs; a measured extension often beats a risky, incomplete close.
- Keep a backup lodging plan so family logistics don’t force premature closing before collateral and conditions are truly clear.
Late steps happen; fast, transparent replanning keeps your PCS move and loan both viable. VA Timeliness.
Frequently Asked Questions
What is the average VA appraisal timeline during PCS season?
Many markets complete in about 10–21 business days, but holidays, weather, and access constraints can stretch schedules. Ask your lender for current local timeliness before setting contract dates or locking your rate.
When does the clock start on appraisal timeliness?
After the assignment is accepted. The appraiser then contacts the point of contact quickly to schedule access. Coordination delays—codes, base access, pets—often matter more than report write-time.
What happens after the appraisal is uploaded?
A Staff Appraisal Reviewer (SAR) or VA staff issues the Notice of Value (NOV). Underwriting relies on the NOV to clear collateral and list any repair conditions that must be satisfied before funding.
How do Tidewater and ROV differ?
Tidewater occurs before the report finalizes, allowing your team to supply better comps. ROV happens after the NOV posts and asks VA to reconsider value. Tidewater is quicker; ROV can add weeks.
Can the lender certify repairs instead of the appraiser?
Sometimes—especially for work by licensed pros. However, items affecting safety or sanitation may still require re-inspection. Schedule contractors proactively to avoid missing your target closing date.
What if the property needs MPR repairs in winter?
Have a weather plan ready: temporary mitigations or, where allowed, repair escrows with follow-up inspections. Build extra time into contingencies for exterior work that can stall in poor conditions.
Do I really need the COE early if I’ve used VA before?
Yes. Early COE retrieval prevents entitlement or data issues from delaying the appraisal order or NOV release. Online or lender pulls are faster than mail and keep your timeline intact.
Can my spouse satisfy occupancy while I’m away on orders?
Often yes. You must still certify a specific, reasonable personal move-in date tied to your PCS plan. Keep records consistent with primary residence and update certifications if dates change.
How big should my appraisal/financing buffer be?
At least a few business days beyond typical local timeliness, plus enough room for a re-inspection. If the market often triggers Tidewater, add a couple more days for data review.
What’s the best “fast track” move if my NOV is delayed?
Daily check-ins with your lender and agent, contractor scheduling for any likely repairs, and a single amendment that extends all contingencies together. Reset your occupancy certification as needed.
