VA describes the process in six steps. The appraisal is the one that behaves differently from any other mortgage.
The VA does not lend money. It guarantees part of a loan made by a private lender, which is why the lender's requirements sit on top of VA's throughout.
Here is the sequence, in the order VA itself sets out.
VA calls this "the first step", and it is worth doing before you speak to a lender.
Three routes:
VA states that mail requests take longer than online or lender requests. If you are in any hurry, do not post it.
The COE tells the lender how much entitlement you have. Full entitlement means no VA loan limit.
Not all lenders do VA loans well. Volume matters here — a lender that closes VA loans regularly knows the appraisal process and the funding fee exemptions, and one that does not will slow you down.
Pre-approval is a lender stage, not a VA one. The lender reviews your income, debts and credit and tells you what it will lend. This is also where lender overlays show up: VA sets no minimum credit score, so whatever floor you are quoted is that lender's own. If one declines you, another may not.
Get pre-approval in writing before you start viewing. Sellers treat an offer without it as unserious.
Standard process. Two VA-specific points:
This is the step that differs from a conventional mortgage.
A VA appraisal does two jobs: it estimates the market value at the time of inspection, and it checks the property against VA's Minimum Property Requirements — safety, structural soundness, sanitation.
The appraiser is assigned through VA's own panel, not chosen by the lender. That removes a conflict of interest and adds a scheduling variable the lender cannot control. In practice this is the most common source of delay on a VA loan.
If the appraisal comes in below the agreed price, you renegotiate, pay the difference in cash, or withdraw. The VA guaranty is based on the appraised value.
Appraisal, credit, income, debts. This is underwriting. Expect requests for documents you have already supplied — it is normal and it is faster to answer them the same day than to argue about it.
Do not change anything financial during this period. Opening a credit card, changing jobs, or a large unexplained deposit can all re-trigger underwriting.
The lender works with you to choose a title company to handle the transfer of ownership. You will receive a Closing Disclosure at least three business days before closing — that is a federal requirement, and material changes restart the three days.
Read it against your Loan Estimate. That is what the three days are for.
VA publishes no typical timeline, and neither does HUD or the CFPB. Anyone quoting an official "VA loans take X days" figure is not citing anything.
What can be said: the additional variable versus a conventional mortgage is the VA appraisal, because the appraiser comes from VA's panel rather than the lender's. The industry convention of 30 to 45 days from accepted offer to closing is an observation, not a benchmark.
The one timing fact VA does state is that a COE requested by post takes longer than one requested online or through a lender.
From practical experience rather than any official ranking: appraisal scheduling, an appraisal below the agreed price, MPR repair requirements, underwriting document requests, employment verification, title problems, and changes to your credit during the process.