On November 12, lawmakers passed a bill to end the shutdown. The VA loan guaranty continued, but appraisals, NOV reviews, and some lender verifications slowed. As staffing returns, timelines compress fast. Below, see what restarts immediately and how to keep rate locks, appraisal access, and underwriting conditions on track during restart week.
Quick Facts
- The VA guaranty generally continued; the backlog is mostly administrative tasks that slowed under reduced coverage.
- Appraisal scheduling and Staff Appraisal Reviewer (SAR) NOV issuance ramp quickly with prioritization of oldest, time‑sensitive contracts.
- COE pulls, entitlement checks, and funding‑fee exemption verification standardize again as systems and teams re‑sync.
- IRRRL files often normalize first; cash‑out refinances require fuller documentation and may trail by a few days.
- Written milestone calendars steady seller confidence and reduce renegotiation pressure if one step slips marginally.
Mini‑FAQ
Did VA purchases and refinances stop during the shutdown?
No. The guaranty typically continued, so most in‑flight files advanced. The bottlenecks were administrative—appraiser availability, NOV review, or third‑party verifications—which clear quickly as full staffing and extended hours return across agencies and vendors.
What restarts first after funding is restored?
Appraisal assignments, Tidewater/NOV workflows, and lender verifications. Lenders also re‑confirm rate locks, redisclose where needed, and sequence conditions. Expect triage of oldest, time‑sensitive contracts, then rapid normalization of IRRRL and purchase pipelines.
How do I protect my closing date and lock?
Get a written timeline from your lender, confirm appraisal access, and set NOV expectations. If risk appears, request a lock‑extension plan and align contingency dates early to avoid last‑minute addenda or fee surprises.
Key Takeaways
- The VA guaranty continued; reopening primarily clears administrative appraisal and verification backlogs.
- Appraisals and NOVs triage oldest, time‑sensitive files first during restart week.
- Reconfirm rate locks, appraisal access, and underwriting conditions in writing immediately.
- COE entitlement and funding‑fee exemption re‑verify quickly when systems re‑sync.
- Use milestone calendars to steady seller expectations and negotiate extensions calmly.
- IRRRLs often close first; cash‑outs follow after full underwriting and appraisal updates.
Did the VA guaranty stop—and what happens to in‑flight loans now?
No—the guaranty generally continued; most delays were administrative. VA loan purchases and refinances stayed viable while appraisals, NOV reviews, or third‑party verifications slowed. When appropriations resume, staffing, vendor capacity, and call centers normalize, compressing timelines. See official program fundamentals and The VA’s contingency posture. VA Home Loans; VA Contingency Planning.
- Continuity allowed lenders to keep underwriting files progressing despite slower touchpoints; the restart focuses on clearing appraisal calendars, NOV reviews, and pending verifications with extended hours and prioritized queues across stakeholders.
- Borrowers mostly felt timeline uncertainty, not program shutdown; transparency around appraisal access, NOV targets, and condition clearance stabilizes expectations and reduces pressure on purchase contract renegotiations.
- Sellers respond well to documented milestones; a shared timeline for access and decision points preserves cooperation if one dependency needs an extra business day during restart week.
- Request a written milestone plan covering appraisal access, NOV target, underwriting conditions, and clear‑to‑close so every party can execute without repeated status calls.
- Designate a responsive access contact and provide gate codes or HOA details to prevent missed appraisal windows and re‑scheduling delays.
- Draft contingency addenda early if timing risk appears; proactive documentation protects lock strategy and keeps negotiations calm.
Closing note: Program continuity and rapid normalization are reflected in The VA’s core home‑loan resources and contingency materials.
Government Shutdown Ends: Full Guide to Resuming VA Benefits, GI Bill, & Home Loans
- GI Bill Payments & MHA After Reopening — How to verify enrollment and restore on time housing payments.
- How the Final Vote Restores Funding — Senate cloture, House approval, and budget execution timeline.
- Travel, SNAP, VA: Reopening Checklist — Step-by-step recovery plan for travel, benefits, and essential services.
- Federal Back Pay: Eligibility & Timing — Who qualifies, when deposits post, and how to check LES accuracy.
- TAP and VR&E Services: Restart Steps — Restart timelines, required documents, and scheduling best practices.
- VA Home Loans: Closings & Appraisals Now — Avoid delays, manage appraisals, and secure fast underwriting results.
- VA Services Restored: Smart Follow Ups — Learn how to contact support effectively and resolve backlog issues.
How to manage appraisals, NOVs, and verifications post‑restart
Reschedule immediately, prepare Tidewater evidence, and track NOV targets. Tidewater allows data submission before value finalization; SARs issue NOVs after review. Verification vendors re‑staff quickly. See official Tidewater and SAR/LAPP resources for mechanics. VA Tidewater Circular; SAR/LAPP information.
- When Tidewater opens, submit concise, relevant comps with proximity, condition, and recency clearly documented; high‑quality evidence shortens review and minimizes reconsideration cycles under restart volumes.
- NOV timing drives underwriting completion; knowing the expected NOV window lets you align contingency dates and rate‑lock extension decisions with fewer surprises.
- Employment and third‑party verifications should normalize quickly; lender pipelines clear fastest when borrowers respond to document requests within hours, not days.
- Confirm appraisal access and designate a single contact who can approve entry and provide HOA or gate information quickly.
- Ask your lender for the target NOV date once the report is in; document it and brief your agent and seller.
- Respond to verification requests the day they arrive; fast turnarounds keep your file in early clear‑to‑close cohorts.
Closing note: The Tidewater process and SAR review steps return to standard cadence as staffing normalizes.
Keeping your rate lock and closing date on track
Write down dates, reconcile disclosures, and pre‑plan lock extensions. Standardized Loan Estimate and Closing Disclosure forms help verify terms and cash‑to‑close before closing week; use them to avoid last‑minute changes. See consumer explainers for both forms. CFPB Loan Estimate; CFPB Closing Disclosure.
| Milestone | Normal cadence | Restart week reality |
|---|---|---|
| Appraisal scheduled | 3–5 business days | Earliest available; extended hours clear backlog in priority order |
| NOV issued (post‑report) | 1–3 business days | Prioritized by age/urgency; targets communicated in writing |
| COE re‑pull | Same day | Same day; manual edge cases handled rapidly |
| Clear‑to‑close | After NOV + conditions | Parallelized; conditions cleared as verifications sync |
- Discrepancies between Loan Estimate and Closing Disclosure should be reconciled early; waiting risks “three‑day clock” surprises that force schedule changes or rushed, costly lock decisions.
- Lock extensions are cheaper when negotiated before expiration; proactively discuss costs and float‑down eligibility to reduce anxiety and protect affordability.
- Seller trust hinges on predictability; send a concise milestone calendar and proactively request small addenda if a dependency slips by a day or two.
- Compare Loan Estimate to Closing Disclosure line by line; request written explanations for any changes and updated cash‑to‑close math.
- Confirm lock expiration, extension cost, and float‑down rules; schedule a decision checkpoint two business days before expiration.
- Share updated milestones with your agent and seller; align walk‑through and funding dates to the latest NOV and condition‑clear timelines.
Closing note: Standardized disclosures and early lock planning reduce friction and keep closings predictable during restart week. CFPB Closing Disclosure.
Do COE and entitlement checks change after reopening?
COEs can be refreshed quickly; entitlement and exemptions remain visible. The COE confirms eligibility, basic entitlement, and—when applicable—funding‑fee exemption. Lenders re‑pull COEs or request documents as needed. See eligibility and COE request pages. VA Eligibility; Request a COE.
- Exemption status is indicated on the COE your lender obtains; if a decision is pending, lenders can process refunds post‑closing or adjust fees once status finalizes, improving affordability.
- Prior VA usage or unrecovered loss may flag partial entitlement; lenders structure down payment to preserve guaranty equivalence when necessary.
- Accurate service records and discharge documents speed manual reviews; complete submissions prevent re‑queuing during restart surges.
- Ask your lender to re‑pull your COE now; confirm entitlement and any exemption status printed on the certificate.
- Provide requested service documentation promptly if manual verification is needed; fast responses keep your file moving.
- If entitlement is tied to another property, discuss restoration or payoff timing to avoid late surprises.
Closing note: COE workflows are standardized and re‑synchronize quickly with full staffing. VA Eligibility.
What differences should IRRRL and cash‑out borrowers expect this week?
IRRRLs usually close first; cash‑outs trail due to full underwriting. IRRRLs streamline payment reduction on existing VA loans; cash‑outs require broader documentation and often an appraisal update. Official overviews outline steps and timing. IRRRL; Cash‑out refinance.
- IRRRL files rely on limited underwriting and benefit tests, allowing lenders to push them through quickly once disclosures and investor delivery windows are aligned.
- Cash‑out refinancing for a VA loan requires full income, occupancy, and lien documentation; accurate, current statements and insurance details shorten condition cycles and reduce lock‑extension risk.
- Escrow set‑ups and first‑payment dates should be reconciled early; clarity prevents budget surprises in the first month post‑closing.
- For IRRRLs, obtain a written payment‑benefit summary and timeline; verify lock terms and extension costs in advance.
- For cash‑outs, assemble income documents, payoff statements, and insurance declarations before underwriting starts; complete packages move faster.
- Review the Closing Disclosure three business days before closing; verify cash‑to‑close and escrow details match expectations.
Closing note: Official IRRRL and cash‑out pages remain the best reference for eligibility and process timing.
When should buyers expect normal timelines again—and what still causes delays?
Most markets normalize within days; complex files can take longer. Government restart procedures restore staffing and hours quickly, but local appraisal capacity, repair coordination, and title curatives can still extend a few contracts. Official VA materials describe the structured return to baseline operations. VA Contingency Planning.
- Delays concentrate in repairs, re‑inspections, and HOA or payoff paperwork; resolving those early keeps your lock safe and your recording date intact during restart week.
- Stale documents trigger conditions; align document freshness with projected signing so underwriting can issue clear‑to‑close without added verification loops.
- Municipal recording hours and title curatives vary; early coordination avoids “funded but not recorded today” scenarios that complicate possession and insurance binders.
- Hold a three‑way call with lender and agent to confirm dates, assign task owners, and document the contingency plan for any slippage.
- Schedule repairs immediately after appraisal findings; provide dated photos and invoices so re‑inspection can occur before lock expiration.
- Ask title for a preliminary fee sheet and curative list now; clearing items early prevents last‑hour wire, payoff, or HOA surprises.
With capacity restored, disciplined coordination—not luck—keeps VA closings on schedule this week.
The Bottom Line
Because the VA’s guaranty largely continued, today’s vote mainly accelerates everything else. Expect appraisal calendars to reopen quickly, NOV issuance to compress, and lender verifications to move at full speed.
Protect locks by re‑baselining in writing and refreshing documents immediately; align appraisal, repairs, and re‑inspection without gaps. Confirm COE details, especially funding fee exemptions, so disclosures and cash‑to‑close are precise.
Engage title and HOAs early for fee sheets, estoppels, and any curatives. Most purchases should normalize within days; rural appraisals or repair‑heavy files may need short extensions. With preparedness and responsive communication, your VA purchase can fund and record on time.
FAQs
Did VA loan guaranty stop during the shutdown?
No. Guaranty generally continued. The slowdowns involved appraisals, NOV issuance, verifications, and outreach. With funding restored today, those functions accelerate and lenders re‑sequence milestones to protect locks and keep contracts on track.
How fast will VA appraisals schedule after reopening?
Often within a few business days, depending on local capacity. Panel appraisers prioritize deferred purchases. Provide access details, utilities on, and HOA documents to capture one of the earliest inspection routes.
What if the appraisal triggers VA Minimum Property Requirements?
Schedule repairs immediately, use licensed contractors, and submit dated photos and invoices. Quick, complete proof enables the reviewer to clear conditions without another round of questions or inspection delays.
Will my rate lock survive if timelines slipped?
Usually, with planning. Ask about extensions or float‑downs. Re‑issue updated disclosures so cash‑to‑close and per‑diem estimates match the revised schedule accurately and transparently.
Do I need a new Certificate of Eligibility?
Typically no, unless entitlement status changed. Your lender retrieves the COE electronically; exemption status is indicated on the COE, which keeps funding‑fee and disclosure numbers accurate.
What causes most post‑reopening closing delays?
Late repairs, re‑inspection gaps, stale income/asset documents, title curatives, and HOA estoppels. Handle those early and respond same‑day to underwriting conditions to stay in the earliest funding batch.
Are IRRRL refinances faster than purchases?
Generally yes. IRRRLs focus on payment history and benefit tests, with limited collateral work. Updated insurance and mortgage statements help them move quickly once staffing normalizes.
How can sellers help speed VA closings?
Ensure property access, active utilities, and prompt responses to appraiser questions. Share permits or improvement documentation. Listing‑side readiness reduces re‑inspections and accelerates NOV clearance.
Does The VA add special title steps that slow closings?
No special steps beyond standard practice. Delays typically arise from title curatives, payoff timing, or HOA estoppels. Early outreach to those stakeholders keeps the calendar intact.
What should be on my week‑one checklist?
Document a revised timeline, verify appraisal access, refresh documents, secure the insurance binder, and request title fees early. Same‑day responses protect locks and your target closing date.
Does the shutdown mean my lender will add "overlays" (extra rules)?
Some lenders may briefly tighten underwriting criteria (overlays) on credit or debt-to-income ratios due to external uncertainty or staffing concerns. Ask your lender specifically if their criteria changed during the lapse and how that affects your file.
