Quick Facts
- VA appraisals can be scheduled on business days, but Christmas Day reduces available appointment capacity in many markets.
- Appraisers are independent fee panel contractors, so availability depends on local workload, routing constraints, and property access coordination.
- The site visit is only one step; the report must be uploaded and reviewed before your file can reach clear-to-close.
- Utilities and access issues are the top causes of holiday-week delays, followed by repair conditions that require reinspection evidence.
- If your closing is near year-end, plan buffers and communicate deadlines early with your lender and agent team.
This Week’s Appraisal Game Plan
- Appraisers typically schedule site visits on normal business days, but many will not work on Christmas Day and some take additional days off.
- Monday through Wednesday often have the best chance for appointments, especially when the listing agent can provide immediate access and utilities are active.
- If the home is occupied, access windows can be limited by travel and guests, so confirm entry times early and in writing.
- Expect longer queues for reschedules, because missed appointments around the holidays can push you into the next open week.
Top questions about VA appraisals this week
What Can I Do to Get a VA Appraisal Scheduled Faster?
Ask your lender to order the appraisal immediately, then have your agent send the appraiser clear access instructions, lockbox details, and a flexible schedule window. Keep all utilities on, remove obstacles, and provide a short list of recent upgrades. Fast access is the most reliable way to reduce delays.
How Long Does a VA Appraisal Take During Holiday Weeks?
VA appraisal timing is measured in business days and depends on your region’s published expectations and local appraiser capacity. During Christmas week, fewer appointment slots and more reschedules are common. Even if the site visit happens quickly, plan for extra time for the report upload and lender review.
Will a Late Appraisal Push My Closing Date?
Often, yes. The loan cannot be fully underwritten without an acceptable value decision, and any required repairs must be completed before final approval. If your appraisal or Notice of Value arrives late, your lender may need to reissue disclosures or move closing. Get ahead by negotiating a short extension now.
Key Takeaways
- VA appraisals can be scheduled on business days, but federal holidays reduce appointment availability.
- Ordering the appraisal immediately and providing complete access details can save several business days.
- Utilities must be on for the visit, or you risk a reinspection and delays.
- After upload, the Notice of Value review can add extra processing time before clear-to-close.
- Holiday staffing affects lenders, appraisers, and title teams, so contract buffers protect your closing date.
- Veteran buyers should track rate locks and ask lenders about extensions if timing slips.
Can VA Appraisals Be Scheduled During Christmas Week?
Yes—VA appraisals can be scheduled on business days this week, but a federal holiday compresses the calendar and reduces appointment options. Christmas Day is a federal holiday, so many professionals treat it as a non-working day. Use the OPM federal holiday calendar to map real business days before you commit to a closing timeline.
- Most VA appraisers are independent contractors on a fee panel, so local capacity and personal schedules determine whether this week has open slots.
- The most common holiday failure point is access: if the home is occupied or the agent is traveling, missed windows can push you past your deadline.
- Treat the appraisal as the critical path, because underwriting cannot finalize until value is established and any required conditions are cleared.
- Count only business days between now and your target closing, and mark weekends and federal holidays as days with limited or zero progress.
- Ask your real estate agent to confirm lockbox access, gate codes, and an alternate contact who can grant entry if plans change.
- Notify your lender early of any contract deadlines and rate-lock dates so they can prioritize the appraisal order and follow-up.
To maintain clean expectations with sellers, separate “can schedule a visit” from “can close on time.” A holiday-week appointment is only one milestone in a chain that still includes upload, review, and any required conditions.
| Day of Week | What Often Happens | How to Stay on Schedule |
|---|---|---|
| Monday–Wednesday | Most professionals schedule site visits and gather data, assuming access is confirmed and utilities are operating. | Provide lockbox details, occupant contact info, and a wide access window so routing can happen efficiently. |
| Christmas Eve | Some teams work partial days, and appointment windows can be shorter than normal depending on local customs. | Offer morning access and confirm the home is ready before the appraiser arrives to avoid a missed window. |
| Christmas Day | Federal holiday with limited to no site visits scheduled in most markets. | Plan as if no progress will happen, and avoid contract deadlines that assume work on this date. |
| Friday–Weekend | Fewer site visits are scheduled, and communication delays are more common even when people are technically available. | Use the time for paperwork, repair bids, and lender conditions, not for time-critical scheduling. |
VA Loan Resources
- Complete VA Loan Guide – Eligibility, core benefits, and how VA mortgages work.
- VA Loan Requirements – Credit, income, and service rules you need to qualify.
- VA Funding Fee Explained – Rates, exemptions, and how to roll it into your loan.
- VA Loan Closing Costs – Typical fees and how sellers can help pay them.
- VA Minimum Property Requirements (MPRs) – What homes must have to pass the VA appraisal.
- Compare 2–3 VA Lenders – Get personalized rate quotes from vetted VA-approved lenders.
What Happens in the VA Appraisal Process After Your Lender Orders It?
After your lender orders it, the case is assigned, the appraiser schedules access, and the completed report is uploaded for review. VA guidance expects appraisers to make contact to schedule an appointment within two business days of receiving an assignment and to document delays in WebLGY. For the authoritative workflow, review VA Pamphlet 26-7, Chapter 10 (Appraisal Process).
- A fast assignment does not guarantee a fast appointment, because the appraiser still needs a confirmed access plan and working utilities.
- If access is delayed, the appraiser should note the reason, which helps your lender understand why timelines are slipping in a holiday week.
- The report upload date drives downstream tasks like value review, underwriting conditions, and the scheduling of final disclosures for closing.
- Give your agent permission to coordinate directly with the appraiser, and provide one primary contact plus a backup contact for same-day entry.
- Prepare a short list of upgrades and known issues, because surprises on the visit can trigger follow-up questions or additional documentation requests.
- Check in with your lender at least once daily for status updates tied to concrete milestones: assigned, scheduled, inspected, uploaded, and reviewed.
Maintaining situational awareness here matters: if the appraiser cannot reach anyone, the assignment effectively stalls, and the calendar does not pause for a holiday.
What Are VA’s Appraisal Timeliness Standards, and When Does the Clock Start?
VA’s appraisal timeliness standards vary by region, and the clock starts after the assignment date—not after you first start house hunting. VA’s published guidance notes that appraiser timeliness starts the first business day after the assignment date, and some high-demand counties can have extended timeliness. Use the VA appraisal fee schedules and timeliness requirements page to verify what applies in your area.
- Business-day standards can translate into a much longer calendar wait when a week includes a federal holiday, weekends, and limited access windows.
- High-demand counties may receive temporary fee or timeliness adjustments, which means two similar markets can move at meaningfully different speeds.
- Because timeliness tracking is tied to assignment and upload dates, your best leverage is preventing access delays that force rescheduling.
- Ask your lender for the assignment date and the posted timeliness expectation, then convert those business days into calendar days for your contract.
- If your seller has blackout dates, communicate them early, because late changes often cause the longest delays in the scheduling queue.
- Build a buffer in your contract timeline or request an extension clause so a single holiday does not trigger a default.
If you are “under the gun” for a specific signing date, the safest move is adding a buffer now rather than trying to recover lost days later. The holiday calendar makes recovery harder because there are simply fewer working days to use.
How Long Do VA Appraisals Actually Take in Practice?
Most VA appraisals finish in about one to two workweeks, but holiday access and local demand can extend the calendar. VA has reported nationwide averages of 9.2 business days in FY 2022 and 7.2 business days in FY 2023 (as of March 1, 2023). See the VA report on improving appraisal delivery times for how timeliness is measured and why results vary.
- Averages hide the spread: a vacant home with easy access can move fast, while an occupied property can lag even in the same ZIP code.
- Holiday weeks add calendar friction through travel, reduced staffing, and slower responses to questions, which can delay the upload date.
- The upload date matters more than the visit date, because underwriting, value review, and disclosures key off the completed report.
- Set expectations using two ranges: a best-case plan with immediate access, and a realistic plan that assumes one missed day and one holiday.
- Track the appraisal order date and the expected upload date, because those anchors directly tell you when underwriting can re-engage.
- If your contract is tight, ask your lender about contingency options early, including extensions, alternate valuation rules, or shifting closing targets.
Example calendar math: If an appraisal is ordered the Tuesday before Christmas, a same-week visit can happen if access is immediate. If access slips until after the holiday and the upload lands near the end of the month, the remaining review steps can force a January closing even when everyone is moving quickly.
| Milestone | Best-Case Path | Holiday-Week Risk | What You Control |
|---|---|---|---|
| Appraisal ordered | Ordered the same day as contract acceptance and confirmed as submitted. | Order delayed while parties finalize addenda, disclosures, or lender intake items. | Sign disclosures quickly and confirm the order was placed, not just “queued.” |
| Site visit scheduled | Access secured within a few business days through a lockbox or a reachable occupant. | Limited windows and travel schedules push the first available appointment into the next open week. | Provide flexible access options and remove barriers like locked gates or missing lockbox codes. |
| Report uploaded | Upload follows promptly after the appointment once data is verified and the report is finalized. | Holiday time off and slower data verification extend the upload date more than most buyers expect. | Make the property “visit ready” and avoid issues that trigger reinspection or repeated access requests. |
| Value review and conditions | No corrections and no repair conditions, allowing underwriting to move directly toward clear-to-close. | Clarifications, repairs, or missing documents extend the approval timeline and can trigger schedule resets. | Respond fast to conditions, schedule repairs immediately, and send evidence in one clean package. |
How Do You Speed Up a VA Appraisal When Time Is Tight?
You speed up a VA appraisal by removing blockers—access issues, utility shutoffs, and missing property details—before the appraiser ever arrives. In holiday weeks, that preparation can be the difference between a same-week visit and a slip into the next calendar window. For borrower responsibilities and the broader VA loan framework, review the VA Lender’s Handbook (VA Pamphlet 26-7, Complete).
- Utilities must be on for the visit, because a shutoff often forces a reinspection that can consume multiple business days.
- Access is a deliverable: lockbox codes, gate codes, alarm instructions, and a reachable contact prevent the most common holiday-week scheduling failures.
- Documentation readiness helps underwriting move immediately after the upload, instead of waiting for missing pay stubs, statements, or explanation letters.
- Have your agent email the appraiser one consolidated access message with lockbox instructions, gate codes, alarm guidance, and a backup entry contact.
- Prepare a one-page upgrade list with dates and receipts where available, focusing on roof, HVAC, windows, structural work, and permitted improvements.
- Ask your lender which underwriting conditions are still open today, and clear as many as possible before the appraisal uploads.
Think of this as friction reduction. You cannot create more working days, but you can prevent avoidable failures that consume the few working days you have.
What Can Delay a VA Appraisal After the Site Visit?
After the site visit, delays usually come from value review, required corrections, or property conditions that must be satisfied before closing. VA’s process includes a Notice of Value (NOV), and lenders with SAR authority issue that document after reviewing the uploaded appraisal. For the NOV rules and timeliness expectations, read VA Pamphlet 26-7, Chapter 13 (Notices of Value).
- If the lender requests clarification, the appraiser may need to amend the report, which can add days even when the property inspection is complete.
- Required repairs create a practical standstill: final underwriting generally cannot clear until evidence is accepted and, when necessary, reinspection is documented.
- Communication lag is amplified in holiday weeks, so slow signatures, missing receipts, or delayed contractor bids can become multi-day slips.
- When the NOV is issued, read it the same day and confirm whether repairs are required, then share the condition list with your agent immediately.
- Schedule repair work as soon as conditions are known, because contractor lead times often expand during holiday weeks and weekends.
- Send repair receipts, invoices, and dated photos as one clean package to your lender to reduce back-and-forth questions and rework.
When repairs are required, speed comes from coordination. Get quotes immediately, schedule work with realistic vendor availability, and keep your lender looped in so re-clearance does not become a second bottleneck.
How Should You Adjust Your Closing Plan if the Appraisal Comes in Late?
If the appraisal comes in late, adjust your closing plan around hard milestones instead of hoping for a last-minute sprint. Federal rules generally require you to receive the Closing Disclosure three business days before closing, which can slow funding even after underwriting clears. Review the CFPB Closing Disclosure explainer to understand why a one-day slip can become a multi-day delay.
- Reduced staffing at lenders, title companies, and county recorders is common in late December, which increases the odds of last-minute delays.
- Your rate lock can become a second deadline, so confirm extension costs and policies before you enter the final week of the contract.
- Funding logistics depend on banks and wires, and holidays can trigger “dry closings” where documents sign but keys wait for disbursement.
- Ask your lender for a revised milestone plan with dates for appraisal upload, NOV issuance, final underwriting, and Closing Disclosure delivery.
- Negotiate a short contract extension early rather than after a missed deadline, because proactive extensions preserve leverage and goodwill for everyone.
- Align movers, utilities, and leave plans with a realistic keys-in-hand date, not just the signing date, to avoid unnecessary costs.
As you update the plan, keep one concept front and center: your goal is “keys in hand,” and that requires funding and recording, not just signing.
The bottom line
VA appraisals can be completed during holiday weeks, but the odds improve when you treat it like an operation with clear deadlines and 100% accountability. Order the appraisal immediately, confirm who opens the door, keep utilities on, and make the home inspection-ready. Track the real milestone—the report upload—then stay ready for the Notice of Value, repair conditions, and the Closing Disclosure waiting period. Also confirm your rate lock expiration and extension fee, and ask your lender for a dated milestone plan. If your target date is close, negotiate a short extension before you are inside the final days, and coordinate movers around when funding and recording can actually occur. For Veteran buyers, this planning discipline prevents small delays from turning into week-long slips.
References Used
Frequently Asked Questions
Do VA Appraisers Work on Christmas Eve?
Sometimes. Many appraisers treat Christmas Eve as a shortened workday, so appointment windows may be limited. If you want a visit that day, offer morning access, confirm utilities are on, and keep the property ready to enter immediately.
Can a VA Appraisal Be Completed if Utilities Are Off?
Usually not. If heat, electricity, or water is disconnected, the appraiser may be unable to verify habitability items and the visit may fail. That can trigger a reinspection requirement and can add multiple business days to your timeline.
What Is the VA Notice of Value?
The Notice of Value is the official value decision tied to the VA appraisal. It may also list conditions or repairs that must be met before closing. Your lender uses it to finalize underwriting and move the loan to clear-to-close.
How Long Does It Take to Issue the Notice of Value?
It depends on the lender’s process and workload. When the appraisal is uploaded, a lender’s SAR or the VA must review it and issue the Notice of Value. Around holidays, that review step can take longer than expected.
Can I Challenge a Low VA Appraisal?
Yes, but you need evidence. Your agent can provide recent comparable sales and corrections if the appraiser missed key upgrades or used poor comps. Some cases allow a reconsideration process before the value is finalized, but it still takes time.
Does a VA Appraisal Replace a Home Inspection?
No. An appraisal determines value and checks minimum property requirements, but it is not a full inspection. A dedicated home inspection can uncover issues the appraiser is not required to evaluate, such as detailed mechanical conditions or hidden defects.
What Repairs Can a VA Appraisal Require?
Repairs are usually tied to safety, structural integrity, and basic habitability. Common examples include missing handrails, peeling lead-based paint risks, roof leaks, broken windows, and electrical hazards. Cosmetic items typically are not required.
Can a Seller Refuse VA Appraisal Repairs?
Yes. A seller can refuse to complete repairs, especially in competitive markets. If repairs are required for closing, the buyer may renegotiate, request credits where allowed, or terminate based on inspection or appraisal contingencies.
How Do I Track My VA Appraisal Status?
Your lender is your main status channel. Ask for the key milestones: ordered, assigned, scheduled, completed, uploaded, and reviewed. Keeping those timestamps helps you forecast the closing window and decide whether you need an extension.
Can Appraisal Delays Affect My Rate Lock?
Yes. Rate locks expire on a calendar date, not a business-day schedule. If the appraisal or repairs slip, you may need a lock extension. Ask your lender about extension costs early so there are no surprises.
Levi Rodgers is the Founder of VA Loan Network, a leading resource for Veteran homebuyer education. A Retired Green Beret and Broker-Owner of LRG Realty in San Antonio, Levi leverages his military discipline and real-world real estate expertise to provide Veterans with expert loan advice, guidance, and trusted financial leadership.
