What Repairs Can Hold Up an FHA or VA Closing?
AI illustration of a homebuyer looking at a roof with an inspector.
Repairs can hold up an FHA or VA closing if the home falls short of the loan’s property rules. A roof that still leaks, unsafe wiring, or a home with no working heat can delay the loan. Worn carpet or dated cabinets usually won’t, if the issue is just how they look.
If your lender says a repair is required, ask what has to be fixed and what proof they need. If the work or the follow-up check takes longer than planned, you may need more time to close.
What can an FHA or VA appraiser flag?
FHA: The appraiser looks for visible problems that affect safety or the soundness of the home. A leaky roof, exposed wires, or signs of a failing foundation can lead to a repair or a closer look by a specialist. When the appraiser finds a roof with less than two years of life left, FHA calls for a professional roofer to inspect it. That check helps show what work the roof needs. HUD’s FHA appraisal rules
VA: The appraiser flags visible defects that affect safety, sanitation, or the soundness of the home. A roof that lets in water or a heating system that’s unsafe to use can lead to a repair condition. VA calls for repairs to address those visible defects. It tells appraisers to leave minor wear and cosmetic fixes off the required repair list. VA’s property rules
What does a repair delay look like?
Suppose you see a stain on the ceiling during your home inspection. A roofer finds a leak that’s still letting water in. If your lender requires the leak to be fixed before closing, painting over the stain leaves the repair open.
If the seller agrees to fix it, get the work and the timing in writing. Ask the lender whether they need a roofer’s report or a return visit. Leave time for the lender to review the proof before you book movers.
What should you do if the lender calls for a repair?
- Get the exact list. Ask your lender which fixes are required and when they’re due. For VA, ask for the repair conditions in the Notice of Value, the document that lists the value and the conditions for the loan.
- Work out who will pay and who will do the work. Your agent can help you ask the seller to make the repair and put any deal in writing. Check your contract dates before you pay for work on a home you don’t own yet.
- Confirm the proof and the closing date. Ask what the lender will accept and who needs to check the work. If it can’t be done in time, talk with your agent about an extension and your options under the contract. CFPB guidance on repair talks
If the home needs more work than the seller can finish before closing, ask your lender if an FHA 203(k) loan could cover the purchase and eligible repairs. That loan has its own review and timeline.
Questions about repairs before closing
Do I still need my own home inspection?
Get an independent home inspection early if you can. The appraisal gives the lender an opinion of value and flags visible issues under the loan rules. Your inspector looks more closely at the home so you can decide what you’re willing to buy. VA’s guide to the buying process
Can a seller credit take the place of a repair?
A seller credit can help with eligible closing costs. If the lender requires the work before closing, the credit alone won’t clear that condition. Ask about the repair timing before you accept the credit.
More help with your purchase
Found a home that needs repairs?
Talk to us first.
Tell us what came up on the home and which loan you plan to use. We can help you work out what to ask before you agree to a repair plan.
Beaufort Lending, NMLS #1703543. Equal Housing Opportunity.