VA Reconsideration of Value | How to Challenge an Appraisal

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VA Reconsideration of Value Explained

A VA Reconsideration of Value—commonly called a VA ROV—is the formal process used to ask for another review of a VA appraisal’s value conclusion.

The process may be appropriate when a borrower, lender, seller, or real-estate professional believes the appraisal:

Missed better comparable sales
Used incorrect property information
Failed to recognize important improvements
Applied unsupported adjustments
Overlooked relevant market conditions
Reached a value conclusion inconsistent with available evidence

A Reconsideration of Value does not guarantee that the appraisal will increase.

The request must provide credible factual or market evidence supporting a different value.

The strongest VA ROV is concise, organized, and focused on valuation—not on how badly the parties want the transaction to close.

What Is a VA Reconsideration of Value?

A VA Reconsideration of Value is a review of the completed VA appraisal and established reasonable value.

The request asks the appropriate reviewer to reconsider the value conclusion using additional information such as:

Closed comparable sales
Corrected property facts
Documented improvements
Market-trend evidence
Explanation of superior location or site characteristics
Errors within the original appraisal
Other relevant valuation information

The review may involve:

VA fee appraiser
Lender’s Staff Appraisal Reviewer
Department of Veterans Affairs
VA Regional Loan Center personnel

The specific review path depends on the case, lender authority, nature of the request, and applicable VA procedures.

VA’s current appraiser training includes dedicated instruction on both Tidewater and Reconsideration of Value. VA fee-appraiser training series

When Is a VA ROV Used?

A VA ROV is generally used after the VA appraisal has been completed and the value conclusion is known.

For example:

Contract price: $500,000
VA reasonable value: $475,000
Appraisal gap: $25,000

The parties may review the appraisal and determine that recently closed comparable sales support a higher value.

The lender may then submit a VA ROV request through the proper appraisal-review channel.

VA ROV Versus Tidewater

Tidewater and Reconsideration of Value are related but different processes.

VA appraisal process	Tidewater	Reconsideration of Value
Timing	Before the appraisal is completed	After the appraisal or value conclusion is available
Trigger	Appraiser believes value may be below contract price	Party believes completed value should be reconsidered
Purpose	Give the designated contact an opportunity to provide supporting market data before final value	Request review of a completed value using additional evidence
Appraisal known?	Final value is not yet issued	Value conclusion is known
Typical evidence	Closed comparable sales and relevant market information	Better comparables, factual corrections, appraisal errors, improvement documentation
Result	Appraiser completes report after reviewing submitted data	Value may be affirmed, increased, or otherwise addressed through VA procedures

Tidewater is an early-warning process.

ROV is a post-appraisal challenge.

See What Is the VA Tidewater Process?

Tidewater Does Not Eliminate the Right to Request an ROV

The appraiser may invoke Tidewater and still complete the appraisal below the contract price.

That does not automatically prevent a later ROV.

However, the ROV should provide something materially useful beyond the information already considered during Tidewater.

Resubmitting the same comparables without addressing the appraiser’s analysis is unlikely to produce a different result.

The ROV should explain:

Why the Tidewater sales are more comparable
Why the appraiser’s reasons for rejecting them are incomplete
What new evidence is available
Which factual or analytical errors remain

Who Can Request a VA ROV?

An interested party may raise concerns about the appraisal, including:

Veteran borrower
Lender
Buyer’s real-estate agent
Seller’s real-estate agent
Seller
Another authorized participant

The request must generally be routed through the lender.

The borrower, Realtor, or seller should not independently pressure or attempt to influence the VA appraiser.

The lender manages appraisal communication to preserve appraiser independence and comply with VA procedures.

Why the Request Goes Through the Lender

Mortgage-appraisal communication is controlled to prevent improper influence.

The lender may:

Review the proposed evidence
Remove irrelevant material
Confirm sales actually closed
Organize the submission
Route the request correctly
Communicate the final decision
Update the loan after the review

A Realtor may prepare excellent comparable-sale analysis, but the lender remains responsible for controlling the mortgage appraisal process.

What Is a Staff Appraisal Reviewer?

A Staff Appraisal Reviewer—commonly called a SAR—is an individual approved to perform defined VA appraisal-review functions for an eligible lender.

The SAR may review:

Appraisal completeness
VA minimum property requirements
Appraiser comments
Conditions
Market support
Reconsideration request
Notice of Value

A SAR is not necessarily the mortgage credit underwriter.

VA specifically distinguishes appraisal-review authority from credit-underwriting authority. VA credit-underwriter and SAR clarification

The SAR evaluates appraisal-related matters.

The credit underwriter determines whether the borrower and loan satisfy financial approval requirements.

What Is the VA Notice of Value?

The Notice of Value—commonly called the NOV—communicates the VA-established reasonable value and applicable property conditions.

The NOV may include:

Reasonable value
Appraisal expiration information
Required repairs
Minimum property requirements
Conditions
Inspections
Other VA requirements

The appraiser develops the appraisal opinion.

The authorized VA or lender reviewer issues the Notice of Value under the applicable process.

An ROV can affect the final reasonable value when the additional evidence supports a revision.

Does a Low VA Appraisal Mean the Loan Is Denied?

No.

A low appraisal does not automatically deny the veteran’s mortgage.

It creates a collateral issue.

The parties may be able to:

Request ROV
Renegotiate the purchase price
Split the appraisal gap
Have the veteran pay the difference voluntarily
Change the financing structure
Exercise rights under the VA escape clause
Terminate by agreement
Pursue another permitted solution

The veteran must still qualify for the final loan amount and cash requirement.

How the Appraisal Gap Is Calculated

The appraisal gap is: $Contract price - VA reasonable value$

For example:

Contract price: $650,000
VA value: $620,000

Appraisal gap: $$ 650, 000 - $ 620, 000 = $ 30, 000$

The VA-backed loan generally cannot be based on a value higher than the accepted VA reasonable value.

If the veteran chooses to pay the difference, the additional funds must be:

Documented
Eligible
Available
Considered in the final underwriting analysis

When Should You Request a VA ROV?

A request may be worthwhile when there is specific evidence that the value conclusion is unsupported or incomplete.

Possible reasons include:

Better closed comparable sales were omitted
Subject square footage is incorrect
Appraiser missed a bedroom or bathroom
Lot size is wrong
Renovations were not recognized
Condition or quality rating appears inconsistent
View or location was mischaracterized
Comparable adjustments are inconsistent
Market appreciation was not adequately considered
Appraiser used sales from an inferior market area
Concessions were analyzed incorrectly
Mathematical error affects value
Comparable property details are inaccurate

A request should not be submitted merely because:

Contract price is higher
Seller invested more money than expected
Buyer loves the home
Multiple offers existed
Parties need the value to close
Seller refuses to reduce the price

Those facts may provide context, but they do not independently establish market value.

Comparable Sales for a VA ROV

Comparable sales are usually the most important part of an ROV.

Strong comparables should be similar to the subject in:

Location
Sale date
Living area
Site size
Age
Design
Quality
Condition
Bedroom count
Bathroom count
Garage
View
Amenities
Renovation level

A higher-priced sale is not automatically a better comparable.

The sale should compete with the subject from the perspective of a typical buyer.

Closed Sales Are Strongest

Closed sales provide confirmed market transactions.

The submission should generally include:

Property address
Closing date
Sale price
Distance from subject
Living area
Site size
Year built
Property features
Relevant concessions
Explanation of similarity
MLS documentation when available

The lender may require the evidence in a comparable-sales-grid format or another standardized presentation.

Pending and Active Listings

Pending and active listings may help demonstrate:

Current competition
Price trend
Limited inventory
Market direction
Upper price boundaries

They are generally less persuasive than closed sales because:

Active listing price is not a completed transaction
Pending price may be unknown
Contract may not close
Concessions may be undisclosed

Pending or active properties should support the argument, not replace stronger closed comparable sales.

Recent Sales Versus Older Sales

Recent comparable sales are generally preferable because they reflect current market conditions.

An older sale may still be useful when:

Property is highly unique
Few comparable sales exist
Older sale is substantially more similar
Market adjustment can be supported
Geographic expansion would otherwise introduce inferior properties

A nearby sale from last month is not automatically superior to an older sale if the recent property differs significantly in quality, condition, size, or use.

Distance From the Subject

Proximity is important, but there is no universal rule that every valid comparable must be within a fixed distance.

Market boundaries matter more than an arbitrary radius.

A sale farther away may be appropriate when:

It is in the same competitive market
Property type is unusual
Acreage is similar
School district is the same
Buyer pool overlaps
Neighborhoods have comparable appeal

The submission should explain why a farther sale competes with the subject.

Sales the Appraiser Already Used

An ROV can challenge how an existing comparable was analyzed.

For example:

Square footage is incorrect
Sale was renovated
Concessions were overstated
Adjustment is inconsistent
View differs from appraisal description
Sale is in an inferior location
Condition rating is wrong

However, simply resubmitting a sale already analyzed without identifying a meaningful error usually adds little value.

New, stronger sales are generally more persuasive.

Improvements and Renovations

The borrower or seller may provide documentation of improvements such as:

Kitchen renovation
Bathroom renovation
Roof replacement
HVAC replacement
Window replacement
Electrical update
Plumbing update
Addition
Pool
Workshop
Barn
Energy improvements
Accessibility modifications

Useful documentation may include:

Itemized improvement list
Completion dates
Permits
Contractor invoices
Before-and-after photographs
Plans
Receipts
Final inspections

Improvement cost does not equal market value.

A $75,000 renovation may contribute more or less than $75,000 depending on buyer reaction and comparable market evidence.

Property Facts That Should Be Checked

The ROV review should verify:

Gross living area
Above-grade versus below-grade area
Bedroom count
Bathroom count
Garage spaces
Carport
Lot size
Acreage
Year built
Effective age
Pool
Outbuildings
Accessory dwelling unit
View
Waterfront
Renovation level
Condition
Quality
Zoning
Utilities
Flood zone
HOA
Legal property description

A factual error matters only to the extent that it affects valuation or property eligibility.

Gross Living Area Errors

Square footage can create a substantial value issue.

Possible discrepancies may arise among:

Appraisal measurement
County appraisal district
MLS
Builder plans
Survey
Prior appraisal
Architectural records

Not every area qualifies as gross living area.

The appraiser may exclude:

Garage
Porch
Unfinished room
Detached structure
Below-grade area
Space without adequate access or finish
Nonconforming addition

An ROV should explain why the disputed area should be treated differently under applicable appraisal standards.

Condition and Quality Ratings

Appraisers evaluate condition and construction quality using standardized descriptions.

A borrower may disagree because:

Subject was recently renovated
Comparable was described as similar but is dated
Appraiser did not observe important upgrades
Renovated sale received insufficient adjustment
Quality rating does not reflect custom construction

The ROV should identify specific differences rather than merely stating that the home is “nicer.”

Useful evidence includes:

Photos
Upgrade list
Permits
MLS remarks
Comparable interior photos
Contractor documentation

Site and Acreage

Acreage properties can be difficult to compare.

The ROV may need to address:

Total acreage
Usable acreage
Topography
Road frontage
Water features
Agricultural valuation
Floodplain
Views
Improvements
Parcel configuration
Excess or surplus land
Residential versus commercial use

A simple price-per-acre calculation may not capture the value of an improved residential property.

See Mortgage Financing for Acreage Properties in Texas.

Ranch and Equestrian Properties

A ranch or equestrian property may include:

Barn
Arena
Cross fencing
Stalls
Pasture
Livestock facilities
Guest house
Workshop
Multiple parcels
Water rights
Agricultural improvements

The ROV should focus on whether the selected comparable sales appeal to the same buyer market.

Replacement cost for a barn does not automatically equal contributory market value.

See Ranch and Equestrian Property Financing.

New Construction

A new-construction VA appraisal may face limited closed sales.

Relevant evidence may include:

Recent builder closings
Similar floor plans
Lot premiums
Upgrade sheets
Builder contracts
Competing subdivisions
Current incentives
Base-price changes

The ROV should distinguish between:

Real property
Non-realty upgrades
Builder incentives
Financing concessions
Custom selections

The builder’s construction cost or desired profit does not independently establish market value.

Condominiums

A condominium ROV should use comparable units from:

Same project when available
Similar phase
Similar floor level
Similar view
Similar unit size
Similar condition
Similar amenities

Differences involving:

Parking
Storage
HOA dues
Assessments
View
Balcony
Renovation
Project approval
Floor level

may materially affect value.

The condominium project must also satisfy VA approval requirements.

A higher appraisal cannot cure an ineligible project.

Unique and Luxury Homes

Unique or luxury homes often have fewer close substitutes.

An ROV may need to explain:

Why the appraiser expanded the market area
Which features drive buyer demand
Why certain sales are superior
How quality and condition differ
Whether market-time differences matter
Whether adjustments are supported

A broad price range among comparable sales is not automatically an appraisal failure.

It may reflect a genuinely complex market.

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How to Build a Strong VA ROV Package

A strong package should be easy for the reviewer to understand.

Cover Page

Include:

Borrower name
Property address
VA case number when appropriate
Appraised value
Contract price
Requested value
Date
Lender contact

Short Executive Summary

Explain:

Why reconsideration is requested
Primary appraisal concerns
Amount of value difference
Most important supporting evidence

Keep the summary factual.

Comparable-Sale Grid

For each proposed sale, include:

Address
Distance
Sale date
Sale price
Living area
Price per square foot
Site size
Age
Design
Bedrooms and bathrooms
Garage
Condition
Quality
Pool or other major features
Reason it is superior or relevant

Error and Correction Table

A simple table can help:

Appraisal statement	Proposed correction	Supporting document	Valuation relevance
Subject has 2,450 square feet	Survey and plans show 2,620 eligible square feet	Plans and measurement	May change size comparison
Kitchen is dated	Kitchen renovated in 2025	Photos and invoices	Affects condition comparison
No workshop	1,200-square-foot workshop exists	Photos and survey	May contribute market value

Supporting Exhibits

Possible exhibits include:

MLS sheets
Closed-sale verification
Maps
Photographs
Improvement list
Permits
Floor plan
Survey
Builder documentation
Market statistics

Avoid sending hundreds of unorganized pages.

How Many Comparables Should Be Submitted?

Quality matters more than quantity.

A focused group of two or three strong closed sales is often more persuasive than ten weak properties.

The lender or VA process may specify:

Maximum number
Required format
Closing verification
Permitted date range
Supporting narrative

Before preparing the package, ask the lender for its current VA ROV submission instructions.

What Makes an ROV Comparable Better?

A proposed comparable should improve the analysis because it is more similar in a meaningful way.

A strong sale may be:

Closer
More recent
Similar in size
Similar in condition
Similar in quality
Same school district
Same subdivision
Similar acreage
Similar view
Similar renovation level

A property is not better merely because its sale price is higher.

Explain Why the Appraiser’s Comps Are Inferior

The submission may explain that an original comparable:

Backs to commercial property
Is in a different school district
Has inferior condition
Lacks acreage
Has no pool
Is smaller
Is older
Has inferior access
Is outside the competitive market
Included substantial concessions

The explanation should be objective and supported.

Avoid insulting the appraiser or claiming bias without evidence.

Price Per Square Foot

Price per square foot can help identify patterns, but it is not a complete appraisal method.

Homes can differ in:

Lot value
Quality
Condition
Garage
Pool
View
Design
Functional utility
Renovations

A smaller home may sell for more per square foot than a larger one.

The ROV should not rely solely on multiplying subject square footage by a neighborhood average.

Cost Does Not Equal Value

Evidence that the seller spent $150,000 on improvements does not prove the property gained $150,000 in value.

Appraisers estimate contributory value based on market reaction.

Some improvements may return:

More than cost
Approximately cost
Less than cost
Little measurable value

Cost documentation is useful for showing that work occurred.

Comparable sales are generally needed to demonstrate how buyers value it.

Multiple Offers

Multiple offers can support the argument that market participants responded favorably to the property.

Useful documentation may include:

Number of offers
Offer prices
Dates
Terms
Whether offers were arm’s length
Whether financing or concessions differed

Multiple offers do not automatically establish value because:

Buyers can overbid
Offers may contain appraisal contingencies
Terms may differ
Price may reflect personal motivation
Other offers may not have closed

Use multiple-offer evidence as context, not the entire ROV.

Market Appreciation

A rapidly changing market may require time adjustments.

A strong ROV should provide evidence such as:

Paired sales
Repeat sales
Median-price trend
Sale-to-list-price trend
Market-area data
Contract dates
Supported monthly appreciation rate

A general statement that “the market is going up” is not enough.

The evidence should relate to the subject’s actual market segment.

Appraiser Independence

Appraisers must provide independent, impartial, and objective opinions.

Parties should not:

Threaten the appraiser
Promise future work
Withhold payment
Demand a target value
Contact the appraiser outside approved channels
Misrepresent comparable sales
Conceal concessions
Pressure the appraiser to match contract price

An ROV is a legitimate request for review.

It is not permission to influence the appraiser improperly.

What Happens After the ROV Is Submitted?

The process generally includes:

Lender receives the request.
Lender reviews evidence for relevance and completeness.
Request is routed through the proper VA channel.
Appraiser or authorized reviewer analyzes the information.
Value is affirmed or revised.
Lender receives the response.
Notice of Value or loan file is updated when applicable.
Borrower and parties decide how to proceed.

The exact process and timing depend on:

Type of appraisal case
Lender’s VA authority
SAR review
Regional Loan Center involvement
Complexity
Quality of submission
Appraiser response
Need for additional documentation

How Long Does a VA ROV Take?

There is no single guaranteed completion time for every ROV.

Timing can depend on:

Lender review
Appraiser workload
Regional Loan Center
Complexity
Number of comparables
Need for corrections
Whether information is new
Required escalation

The parties should assume the ROV can affect:

Closing date
Rate-lock expiration
Seller plans
Moving schedule
Contract amendments

The lender should submit a complete package promptly and request a contract extension when needed.

Can the Appraiser Charge for an ROV?

Whether an additional fee is permitted can depend on:

Nature of the request
Whether new data was available during the original appraisal
Whether a new assignment is required
Applicable VA fee rules
Regional requirements

The lender should confirm any permissible fee before the work is ordered.

The borrower should not pay an appraiser directly outside the lender’s process.

Possible ROV Outcomes

Value Is Increased to the Contract Price

The transaction may proceed using the revised VA reasonable value, subject to all other requirements.

Value Is Increased but Remains Below Contract Price

For example:

Original value: $450,000
Revised value: $465,000
Contract price: $480,000

The remaining gap is: $$ 480, 000 - $ 465, 000 = $ 15, 000$

The parties must decide whether to renegotiate, cover the difference, or use applicable contract rights.

Value Is Unchanged

The reviewer may conclude that the original appraisal is adequately supported.

The buyer then evaluates:

Price renegotiation
Appraisal gap
VA escape clause
Contract termination
Alternative financing
Other options

Appraisal Is Corrected Without a Value Change

A factual issue may be corrected without producing a higher value.

Not every error materially affects the final conclusion.

Can the Seller Appeal Directly to VA?

The seller can provide evidence, but the mortgage appraisal process should be coordinated through the lender.

The seller should work through:

Listing agent
Buyer’s agent
Buyer
Lender

Directly contacting the appraiser or VA outside the established process can create confusion and appraiser-independence concerns.

Can the Borrower Order a New VA Appraisal?

A borrower generally cannot obtain repeated VA appraisals merely to search for a higher value.

A new appraisal may be appropriate only under applicable VA circumstances, such as:

Original appraisal is invalid
Appraiser cannot complete required work
Material property change
New assignment is authorized
Prior appraisal expires
VA or lender directs another appraisal

Changing lenders does not necessarily eliminate the existing VA appraisal or VA case.

The new lender may need to use or transfer the existing appraisal case.

Can You Change Lenders During an ROV?

Potentially.

Changing lenders can create:

VA case-transfer requirement
New disclosures
New underwriting
Different rate lock
Additional review
Closing delay

A new lender generally cannot promise a new or higher VA value.

The existing appraisal and VA case may remain relevant.

See Can You Change Lenders After an Appraisal?

What if the ROV Fails?

If the value remains below the purchase price, the veteran may consider:

Renegotiating the price
Splitting the difference
Paying the gap voluntarily
Using gift funds when eligible
Reducing loan amount
Changing loan structure
Exercising VA escape-clause rights
Terminating by mutual agreement
Purchasing another property

The correct option depends on:

Contract
Available assets
Veteran’s willingness
Seller’s flexibility
Loan qualification
Appraisal gap
Property desirability
Expected ownership period

VA Escape Clause

The VA escape clause protects the veteran from being forced to complete the purchase or lose earnest money solely because the purchase price exceeds the VA-established reasonable value, subject to the clause and applicable requirements.

The veteran may generally choose to:

Negotiate
Proceed and pay the difference
Use applicable cancellation rights

VA explains that the veteran is not required to proceed when the contract price exceeds VA reasonable value, although the veteran retains the option to complete the purchase. VA escape-clause guidance

The clause does not create a general right to cancel for every financing, inspection, or property issue.

Can the Veteran Pay the Appraisal Gap?

Yes, a veteran may voluntarily pay the difference between the purchase price and VA reasonable value.

The funds must be:

Verified
Eligible
Sufficient
Included in the cash-to-close calculation
Compatible with underwriting and reserve requirements

The seller should not improperly pressure the veteran to waive VA protection after the value is known.

See Should You Pay More Than the Appraised Value?

Can Gift Funds Cover the Gap?

Eligible gift funds may potentially be used, subject to VA and lender documentation requirements.

The lender may require:

Gift letter
Donor relationship
Evidence of transfer
Donor ability
Confirmation no repayment is required

Gift funds do not change the VA reasonable value.

They may only help provide the cash required to complete the purchase.

Can Seller Credits Cover an Appraisal Gap?

Seller credits generally pay eligible closing costs and concessions rather than directly increasing the property’s value.

Seller-paid costs can indirectly preserve the veteran’s cash for an appraisal gap.

However:

Concessions must remain within VA requirements
Credits cannot exceed eligible costs
Contract must be amended appropriately
Appraisal must account for concessions

Reducing the purchase price is the direct method of eliminating or reducing the appraisal gap.

Will a Conventional Appraisal Solve the Problem?

Changing to conventional financing may permit a new appraisal under the new program and lender’s requirements.

However:

Conventional appraisal may also be low
New loan may require down payment
Mortgage insurance may apply
Interest rate may differ
Closing costs may increase
VA benefits may be lost
Contract timeline may be affected

A conventional appraiser is not required to match the purchase price or reject the VA conclusion.

Alternative financing should be evaluated as a complete loan—not simply as a method of obtaining another appraisal.

ROV and Minimum Property Requirements

A VA ROV concerns value.

It does not automatically remove required repairs or minimum property requirements.

A borrower may face two separate issues:

Appraisal value
Property condition

Increasing value does not cure:

Safety hazard
Defective roof
Nonfunctional utilities
Wood-destroying insect damage
Inadequate access
Required repairs
Other MPR concerns

Those conditions must be addressed separately.

ROV and the Home Inspection

A home inspection and VA appraisal have different purposes.

The home inspection evaluates the property for the buyer.

The VA appraisal evaluates:

Reasonable value
Marketability
Minimum property requirements

A successful ROV does not prove that the home is free from defects.

The buyer should continue to evaluate inspection findings independently.

What Should Not Be Included?

Avoid filling the ROV with:

Emotional appeals
Unsupported accusations
Seller’s required net proceeds
Buyer’s loan approval needs
Desired closing date
Unverified listings
Distant high-priced homes with little similarity
Construction costs without market support
Duplicate evidence
Misleading photographs
Large unorganized document dumps

Every item should answer one question:

Why does this evidence support a different market value?

Common Reasons VA ROV Requests Fail

Comparables Are Not Better

They are farther away, older, or materially different.

Only Higher Prices Are Considered

The submission ignores condition, size, quality, and location.

Sales Did Not Close

Active or pending listings are presented as completed transactions.

The Same Tidewater Data Is Resubmitted

No new analysis addresses why the appraiser rejected it.

Improvement Cost Is Treated as Value

No comparable market evidence supports the contribution.

Errors Are Immaterial

Correcting them does not change the value conclusion.

Request Is Disorganized

The reviewer cannot easily identify the argument.

Market Trends Are Unsupported

General appreciation claims lack subject-market data.

Contract Price Is the Only Evidence

Agreement between buyer and seller does not independently establish reasonable value.

How to Improve the Chances of Success

Review the Entire Appraisal

Do not focus only on the final value.

Verify Every Property Fact

Check square footage, condition, rooms, site, and improvements.

Select Only Strong Comparables

Use the most similar closed sales.

Explain Each Comparable

Do not merely attach MLS sheets.

Address the Appraiser’s Existing Analysis

Explain why the proposed evidence changes the conclusion.

Organize the Submission

Use a summary, grid, exhibits, and page numbers.

Confirm Closing Information

Verify that submitted sales actually closed.

Submit Promptly

Protect the closing timeline.

Remain Objective

Evidence is more persuasive than anger.

Questions Worth Asking

Before submitting a VA ROV, ask:

Was Tidewater invoked?
Which evidence was already considered?
Is the appraisal factually accurate?
Are there better closed comparable sales?
Why are the new sales more comparable?
Did the appraiser miss renovations?
Are condition and quality ratings reasonable?
Is square footage correct?
Were concessions analyzed correctly?
Does market-trend evidence support an adjustment?
What format does the lender require?
Who will review the request?
How could the ROV affect closing?
Will the rate lock need extension?
What happens if value remains unchanged?
Can the seller reduce the price?
Can the veteran safely cover the gap?
What contract rights remain?

Common Misconceptions

“The VA Automatically Uses the Contract Price”

The VA process establishes reasonable value through the appraisal and review.

“Tidewater Is the Same as an ROV”

Tidewater occurs before completion. ROV challenges a completed value.

“The Realtor Can Call the Appraiser”

Appraisal communication should follow the lender-controlled process.

“Any Higher-Priced Sale Will Help”

The sale must be genuinely comparable.

“The Appraiser Must Increase the Value”

The reviewer may affirm the original conclusion.

“A Seller’s Upgrade Cost Proves Value”

Cost and market contribution are different.

“Multiple Offers Guarantee the Contract Price”

Multiple offers provide context but do not replace appraisal analysis.

“VA Buyers Cannot Pay Above Appraised Value”

The veteran may voluntarily pay the difference.

“The VA Escape Clause Forces the Seller to Reduce the Price”

The clause protects the veteran; it does not require the seller to renegotiate.

“Changing Lenders Guarantees a New VA Appraisal”

The existing VA case and appraisal may transfer to the new lender.

Real Lender Perspective

The best VA ROV packages do not argue that the appraiser should have reached the contract price.

They demonstrate why the existing value conclusion should change.

A strong review asks:

Is the subject described accurately?
Are the appraiser’s comparables truly competitive?
Were better closed sales available?
Are adjustments internally consistent?
Were improvements recognized?
Is the market trend supported?
Was Tidewater evidence addressed?
Does each proposed correction affect value?

The lender should then submit a clean package containing only the most persuasive evidence.

Three strong comparable sales with a clear explanation can be far more effective than twenty loosely related listings.

A Reconsideration of Value is not a negotiation with the appraiser.

It is a valuation argument that must stand on market evidence.

Who This Guide Is For

This guide may be especially helpful for:

Veterans facing a low appraisal
Active-duty homebuyers
Surviving spouses
VA jumbo borrowers
Texas veterans
Realtors working with VA buyers
Sellers reviewing a VA appraisal
Buyers considering an appraisal gap
Acreage buyers
Ranch and equestrian buyers
Condominium buyers
New-construction buyers
Buyers of unique or luxury homes
Borrowers considering changing lenders

Final Thoughts

A VA Reconsideration of Value gives the veteran and other interested parties a structured way to challenge a completed VA appraisal.

The strongest requests contain:

Better closed comparable sales
Accurate property information
Documented improvements
Supported market evidence
Clear explanation
Organized exhibits

The weakest requests rely on:

Contract price
Emotional value
Upgrade cost alone
Pressure
Unverified listings
Irrelevant high-priced sales

An ROV may increase the value, partially reduce the gap, or leave the original value unchanged.

Before submitting, the lender, borrower, and Realtors should identify the best evidence, follow the proper VA communication process, and prepare a backup plan for the transaction.