The exact screening checklist I use to identify VA appraisal issues before my veteran buyers write an offer. No surprises. No failed deals.
I do not let my VA buyers write offers on homes that will not pass the appraisal. I screen properties before the offer is written. This is the exact checklist I use on every showing.
Most agents wait for the appraisal to identify problems. By then you are under contract. The clock is running. The seller is dug in. You are negotiating from a position of weakness.
The better approach is to screen during the showing. If the home has VA appraisal issues, you know before you write the offer. You either negotiate the repairs up front or you move on to the next property.
The Pre-Offer VA Screening Checklist
1. Electrical Panel
- Where to look: Basement, garage, or utility room. Usually mounted on a wall near the main electrical service entrance.
- What to check: Open the panel door. Look for Federal Pacific branding or Stab-Lok breakers with orange or blue tips arranged in horizontal rows.
- Red flag: Federal Pacific panels are flagged on sight by VA appraisers. Replacement cost: $1,500 to $4,000.
- What to do: If you see a Federal Pacific panel, ask the seller if they will replace it before closing. If they say no, move on.
2. Exterior Paint (Pre-1978 Homes)
- Where to look: Walk the perimeter of the home. Check window frames, door frames, porch railings, siding, and exterior trim.
- What to check: Look for peeling, chipping, or flaking paint on any surface. Homes built before 1978 are presumed to have lead-based paint.
- Red flag: Visible peeling paint on pre-1978 homes will be conditioned for lead remediation. Cost: $500 to $3,000 depending on extent.
- What to do: If the home has peeling paint, factor the cost into your offer or ask the seller to fix it before the appraisal.
3. Handrails and Stairs
- Where to look: Front porch steps, back deck stairs, basement stairway, any stairway with three or more steps.
- What to check: Count the steps. Three or more steps require a handrail. Check that the handrail is secure and properly anchored.
- Red flag: Missing or loose handrails will be conditioned for repair. Cost: $200 to $800 depending on complexity.
- What to do: If a handrail is missing or loose, this is a minor fix. Negotiate it into the contract or move on if the seller refuses.
4. Roof Condition
- Where to look: Walk the perimeter and look up. Check for missing shingles, sagging areas, or obvious wear.
- What to check: The roof must have at least two years of remaining useful life. If it looks marginal from the ground, it will fail the appraisal.
- Red flag: Missing shingles, sagging spots, or visible deterioration. Roof replacement in St. Louis: $8,000 to $18,000.
- What to do: If the roof looks questionable, ask your agent to have the seller provide a recent roof inspection report. If the seller cannot or will not, move on.
5. Foundation and Basement
- Where to look: Go to the basement. Walk along the foundation walls and look for cracks, bowing, or water stains on the floor.
- What to check: Hairline cracks in poured concrete are normal. Large diagonal cracks, bowing walls, or evidence of active water intrusion are not.
- Red flag: Major foundation issues trigger a structural engineer requirement. Engineer report: $400 to $800. Repairs if needed: $3,000 to $20,000.
- What to do: If you see major foundation issues, walk away. Even if the seller agrees to fix them, the timeline and cost will blow up your contract.
6. HVAC Functionality
- Where to check: Turn on the heat or air conditioning during the showing. Listen for unusual noises. Feel the vents for airflow.
- What to check: The system must function. It does not have to be new or efficient, but it has to heat or cool the home.
- Red flag: Non-functioning HVAC will be conditioned for repair or replacement. Furnace repair: $300 to $1,500. Full replacement: $3,500 to $8,000.
- What to do: If the system does not work, ask the seller to fix it or provide a credit before closing.
7. Plumbing Leaks
- Where to look: Under sinks, around toilets, near the water heater, and in the basement ceiling below bathrooms.
- What to check: Look for active drips, water stains, or rust around pipes and fixtures.
- Red flag: Active leaks will be conditioned for repair. Cost varies from $150 for a simple valve replacement to $3,000 for repiping.
- What to do: Minor leaks are negotiable. Major plumbing issues are not. If you see widespread rust or corrosion, move on.
8. Broken Windows or Glass
- Where to look: Walk through the home and check every window. Look for cracked glass, broken panes, or missing storm windows.
- What to check: All windows must have intact glass. Cracked or broken glass will be conditioned for replacement.
- Red flag: Broken window glass is a safety issue. Replacement cost: $150 to $500 per window depending on size and type.
- What to do: This is a minor fix. Negotiate it into the contract or ask the seller to fix it before the appraisal.
What to Ask the Listing Agent Before the Showing
Before you even schedule a showing, ask the listing agent these questions.
- What type of electrical panel does the home have? If they say Federal Pacific or they do not know, you need to check it during the showing.
- When was the roof last replaced? If it is more than 20 years old, it is probably near the end of its useful life.
- Are there any known foundation issues or past foundation repairs? If the answer is yes, ask for documentation.
- Is the HVAC system functional? If they are not sure, test it during the showing.
- Are there any deferred maintenance issues the seller is aware of? If they say yes, get specifics.
Most listing agents will not volunteer this information. You have to ask. If the agent dodges the questions or says they do not know, that is a red flag. The seller is either hiding issues or the agent has not done their job.
Major Red Flag
If the home is listed as-is, do not waste your time. The seller is signaling that they will not fix anything. As a VA buyer, you are not a good fit for that property.
What to Do If You Identify Issues During the Showing
If you identify VA appraisal issues during the showing, you have two options.
Option one: negotiate the repairs into your offer. Make your offer contingent on the seller fixing the issues before the appraisal. Attach contractor bids if you have them. This shows the seller exactly what they are agreeing to.
Option two: move on to the next property. If the issues are expensive or the seller is unlikely to cooperate, do not write the offer. You will waste three weeks and lose your appraisal fee and inspection fee when the deal falls apart.
The key is knowing when to walk. If the home has a Federal Pacific panel and the seller will not replace it, walk. If the roof needs replacement and the seller will not pay for it, walk. If the foundation has major cracks and the seller will not address them, walk.
There are other homes. Do not get emotionally attached to a property that will not close.
The full guide to VA appraisal deal-killers in St. Louis and how to avoid them. VA Home Loan St. Louis: What Kills Deals →
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What happens during a professional home inspection after your offer is accepted. Home Inspection in St. Louis: What to Expect →
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Why Most Agents Do Not Screen Like This
Most agents in St. Louis do not screen properties before writing VA offers. They assume the appraisal will catch any issues and they will deal with them later.
This creates problems. The buyer gets excited about a home. They write an offer. The seller accepts. Three weeks later the appraisal comes back with conditions. The seller refuses to fix them. The deal dies. The buyer is frustrated. The agent looks incompetent.
The better approach is to screen during the showing. If the home has VA appraisal issues, you know before the offer is written. You avoid wasting time and money on deals that will not close.
What Your Agent Should Be Doing
Your agent should be checking the electrical panel, looking for peeling paint, counting steps for handrail requirements, evaluating the roof, and assessing the foundation before you write an offer. If they are not doing this, they do not understand the VA appraisal process.
The Bottom Line
Do not write a VA offer on a St. Louis home until you have screened it for VA appraisal issues. Check the electrical panel. Look for peeling paint. Count the steps. Evaluate the roof. Inspect the foundation. Test the HVAC. Look for plumbing leaks. Check the windows.
If you identify issues, negotiate the repairs into your offer or move on to the next property. Do not assume the seller will fix problems after the appraisal. Most will not.
This screening process takes 15 minutes during a showing. It saves you three weeks and $1,000 in failed appraisal and inspection fees. Use it on every showing.
Beyond VA requirements - how to identify quality construction and good value in St. Louis. What to Look for When Buying a House in St. Louis →
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Questions to ask to make sure your agent understands VA appraisals. How to Interview a Buyer's Agent in St. Louis →
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Frequently Asked Questions
Can I just skip the screening and let the appraisal identify the issues?
You can, but you will waste three weeks and $800 to $1,000 in appraisal and inspection fees when the deal falls apart. Screening takes 15 minutes during a showing. It is worth it.
What if the listing agent gets defensive when I ask about the electrical panel or the roof?
That is a red flag. A professional listing agent should know the answers to these questions or be willing to find out. If the agent is evasive, the seller is probably hiding issues.
Should I bring a flashlight to showings?
Yes. Basements are often poorly lit. A flashlight helps you inspect the foundation, plumbing, and electrical panel more thoroughly.
What if I am not comfortable opening the electrical panel myself?
Ask your agent to do it. If your agent is not comfortable opening an electrical panel, they should not be representing VA buyers.
Sources & Data
VA Minimum Property Requirements from U.S. Department of Veterans Affairs. St. Louis contractor cost estimates from licensed electricians, roofers, HVAC technicians, and plumbers operating in St. Louis County and St. Louis City.
George Kindler
Marine Corps Veteran • Licensed Missouri Agent • 13 Years • 250+ Transactions
Grew up in South St. Louis, lived in Dogtown for 6 years, now in South County. You'll find us at White Flag Church on Sundays. This is my city, and I know it well.
I run through this checklist on every showing when I represent a VA buyer in St. Louis. If I see a Federal Pacific panel, peeling paint, or major foundation issues, I tell you before we write the offer. No surprises. No failed deals.
