Seller Fixed Items for the Last Buyer: Does a VA Buyer Still Need an Inspection?
Irina is a veteran who found a house she loves and plans to buy it with her VA loan. Then the seller says something that sounds like good news: the previous buyer's deal fell apart, but every item from that buyer's inspection was already fixed. "You only need the appraisal," the seller says.
Irina is a fictional character, but this is a situation that comes up often. So let's walk through what she should do and why.
The VA appraisal is not a home inspection
This is the point most buyers miss. The VA appraisal has two jobs. First, the appraiser sets the value of the home. Second, the appraiser checks that the property meets the VA minimum property requirements, which are found in VA Pamphlet 26-7. In plain terms, the home needs to be safe, structurally sound, and sanitary.
That is a different job from a home inspection. An inspector goes through the home's systems and condition in detail for you, the buyer. The appraiser is not there to test every appliance, evaluate the remaining life of the roof, or tell you what repairs may be coming in a few years.
Does VA require a home inspection?
VA does not require a buyer to get a home inspection. That is exactly why people skip it. But not required does not mean not smart. For most buyers, a home is the biggest purchase they will make, and I recommend an inspection on every VA purchase.
Depending on the property, a termite or wood-destroying insect inspection may also be required as part of the loan. That is separate from a general home inspection.
Why the previous buyer's inspection does not carry over
The old report was written for someone else. It is a snapshot of the home on a different day. A few questions Irina should be asking:
- Were the repairs done by a licensed professional, or by the seller or a friend?
- Is there an invoice or permit showing what was done?
- Has anything changed since that inspection, such as new water intrusion or storm damage?
- Why did the earlier deal end? It may be unrelated, but it is worth asking.
A repair that looks finished is not the same as a repair that was done correctly. Only a qualified person looking at the work can tell you that.
What Irina does today
The tactic is simple. Irina asks the seller for three things: the old inspection report, the repair invoices, and any permits. She then gives all of it to her own inspector, who can check the completed work against the original findings and also look at everything the first report may have missed.
She still gets the VA appraisal, because her loan needs it. The appraisal and her inspection work side by side. One protects the value and minimum standards of the loan. The other protects her.
A note for buyers in the Lowcountry
Here in Charleston, humidity and moisture make wood and water issues worth a careful look. If a seller says repairs were made in those areas, asking for documentation is a reasonable request.
The short answer
If the seller already fixed inspection items for a previous buyer, a VA buyer still gets the VA appraisal and should still order a new inspection. The old report is information, not protection. Treat it as a starting point and let your own inspector confirm the work.
If you are a veteran, active duty service member, or military family and want to talk through a purchase, I am Jason Sharon with Home Loans Inc. Call 843-LOW-RATE and I will find the path.
Home Loans Inc - Jason Sharon, Mortgage Broker. Company NMLS #1728740, Jason Sharon NMLS #1281448. Equal Housing Opportunity.
