What are VA minimum property requirements when buying a home in Colorado Springs?

VA minimum property requirements are the basic standards a home must meet for a VA loan: it has to be safe, structurally sound, and sanitary to live in. They apply the same way to an older home and a brand-new one. The VA appraiser checks them along with value, looking at things like heat, water, the roof, handrails, and electrical hazards. If something falls short, the appraisal comes back "subject to" a repair before closing. Knowing the common items ahead of time lets buyers and sellers plan for them.

What the requirements are for

VA's handbook says the minimum property requirements help ensure a home is safe, structurally sound, and sanitary. They're not a wish list. They don't require a modern kitchen, new carpet, or air conditioning. They're about whether the home is livable and safe as your primary residence.

The standards are the same whether a home was built last year or 60 years ago. An older home may simply be more likely to have something that needs attention, but a new home is checked against the same list. The difference between a VA appraisal and a home inspection explains how the appraiser's check differs from what your own inspector does.

What VA appraisers look at

These are some of the main requirements in VA's handbook:

• Heat. Permanently installed heat that keeps areas with plumbing at 50 degrees or warmer. Air conditioning isn't required, but if the home has it, VA expects it to work.
• Water and sewer. A continuous supply of safe drinking water, hot water, and a safe way to dispose of sewage. That includes private wells and septic systems; wells and septic in El Paso County covers those.
• Roof. The roof covering must keep moisture out and have reasonable remaining life. In Colorado Springs, where hail is common, an appraiser may note visible damage or a roof near the end of its life. How serious hail damage is explains what to look for.
• Safety. Conditions that put people at risk, such as exposed wiring, broken steps, or missing handrails, can be called out.
• Structure. No apparent structural problems, water getting into the home, or damage in the attic or crawl space.
• Wood-destroying insects. In El Paso County, VA requires a termite inspection report on VA purchases.

Handrails are one of the items that come up most often on the deals I work on. They're simple to fix, which is why it's worth looking for them before an appraiser does. Carpet comes up too, when it's worn or torn enough to create a trip hazard; worn carpet on its own is cosmetic.

What changed in 2026: paint

Peeling paint used to be one of the most common VA appraisal items. For appraisals ordered on or after May 1, 2026, VA changed that rule:

• Homes built in 1978 or later: defective paint is normally considered cosmetic.
• Homes built before 1978: defective paint is still presumed to contain lead, so peeling or chipping paint on the house is still a condition that needs to be addressed.

The same update stopped evaluating detached outbuildings, such as sheds and detached garages, against the minimum requirements unless one poses an immediate safety hazard. It's a good example of how the requirements change over time, so check the current rules with your lender instead of relying on what you heard a few years ago. If you're buying a home built before 1978, what to know about buying an older home in Colorado Springs covers lead paint and other age-related issues.

Appraisers are professionals, but they don't all see things the same way

Appraisers are, generally speaking, professionals, but they have different perspectives. One appraiser may call out an item another would let pass. That's one more reason to look at the home through the minimum requirements before the appraisal, not after.

How I plan for it as a seller's agent and a buyer's agent

When I'm the listing agent, I have the seller take care of likely items before the home goes on the market, or I let them know up front that they may need to do a few things after the appraisal. That way we plan for it either way. What to repair before selling helps sellers decide what's worth doing.

When I'm the buyer's agent for a VA buyer, I look for basic livability in every home we consider and anticipate what a VA appraiser is likely to flag. The exception is a home that's priced as a fixer; there, it's a fine line, and it's worth talking through early whether a VA loan can work for that home.

If the requirements are met, the appraisal itself isn't a big deal. The surprise is what causes stress, and most surprises can be avoided.

If the appraisal comes back "subject to" repairs

• The appraisal will list what needs to be done before the loan can close.
• The buyer and seller negotiate who makes and pays for the repairs, and how.
• Once the work is done, it's typically verified before closing, which can add a few days.
• If the value is also an issue, what happens if a VA appraisal comes in low walks through the options.

How to decide

• If you're selling and expect VA buyers, walk the home with the minimum requirements in mind before you list: handrails, peeling paint on a pre-1978 home, exposed wiring, a roof near the end of its life.
• If you're buying with a VA loan, use your showings and your inspection to spot likely items early, so you can ask for them in your inspection objection instead of waiting for the appraisal.
• If the home is a fixer priced for its condition, talk with your lender about whether a VA loan fits that home before you make an offer.

What could change the answer

• VA updates to the minimum property requirements, like the 2026 paint change.
• Whether the home was built before 1978.
• A well, septic system, or other private utility.
• New construction, which has its own VA inspection and documentation rules.
• The individual appraiser's view of a borderline item.

When to talk with a professional

Talk with your VA-experienced lender about the current requirements and how any "subject to" repairs would be handled before closing. Hire an independent home inspector, and a licensed contractor for any repairs, especially lead-safe work on a pre-1978 home. And work with a local real estate professional who knows what VA appraisers look for and can help you plan for it before the appraisal.

Sources

• U.S. Department of Veterans Affairs, VA Pamphlet 26-7, Chapter 12, Minimum Property Requirements (effective after May 1, 2026): https://www.knowva.ebenefits.va.gov/system/templates/selfservice/va_ssnew/help/customer/locale/en-US/portal/554400000001018/content/554400000314692/VA-Pamphlet-VAP26-7-Chapter-12-Minimum-Property-Requirement-Overview
• U.S. Department of Veterans Affairs, Local Requirements (Colorado counties requiring wood-destroying insect inspections, including El Paso): https://www.benefits.va.gov/HOMELOANS/appraiser_cv_local_req.asp
• Nelson Home Group, "VA Minimum Property Requirements 2026: Change 46 Update" (summary of Transmittal of Change 46 to VA Pamphlet 26-7, issued February 27, 2026): https://nelsonhomegroupkc.com/va-minimum-property-requirements-2026-change-46/