Have you heard about the VA “Tidewater” process and wondered what it means for your sale in Riverwood Plantation? If you are working with a VA buyer near Fort Eisenhower, this step can feel like a curveball. You want a smooth closing that aligns with PCS timelines and protects your bottom line. In this guide, you will learn what Tidewater and Reconsideration of Value (ROV) mean, how the process works in Georgia, what documents to gather, and how to prepare your home so you move forward with confidence. Let’s dive in.
VA Tidewater and ROV explained
Tidewater is a lender tool used when the VA appraisal needs more support for value or when the appraiser identifies items that may not meet VA’s Minimum Property Requirements. The lender asks the appraiser for added documentation, better comparable sales, or clarifying comments so the file can move ahead without a brand-new appraisal.
A Reconsideration of Value, or ROV, is a formal request by the lender to the original appraiser, or to the VA, to re-check the value. An ROV includes evidence like additional comps, photos, MLS reports, and contract details that support the buyer’s offer.
When these steps are used
- The appraised value comes in below expectations and the lender believes the report needs stronger market support.
- The appraiser cites health, safety, or structural items that conflict with VA’s Minimum Property Requirements.
Where the rules live
The VA Lender’s Handbook (VA Pamphlet 26-7) and VA’s consumer pages on home loan appraisals are the primary sources for policy and procedures. For exact language and deadlines, your VA-approved lender will apply these guidelines to your case.
How the process works and timelines
Every file is unique, but most Riverwood Plantation sellers can expect these practice-level steps and ranges:
- Lender orders the appraisal. In many suburban markets, appraisers deliver the report in about 7 to 14 days.
- Appraisal flags value or MPR concerns. If issues are noted, the lender may initiate Tidewater or an ROV.
- Tidewater request goes out. Many lenders look for an initial appraiser response within 1 to 3 business days, then full backup within 3 to 10 business days. Actual timing can vary.
- Repairs, re-inspection, or second appraisal. If repairs are required to meet MPRs, you complete the work and provide receipts or permits. Re-inspections commonly occur within 3 to 14 business days after repairs are done and documented.
- Final decision. If added documentation resolves questions, the loan proceeds. If not, the lender may order a second opinion appraisal or ask VA for guidance.
Typical timing snapshots:
- Smooth appraisal, no Tidewater: about 1 to 3 weeks from order to approval, depending on the loan file.
- Tidewater or ROV resolved with added comps/photos: about 3 to 10 business days after the request.
- Repairs with re-inspection: about 2 to 6 weeks, depending on contractor schedules and permitting.
What to gather for Tidewater or ROV
If a Tidewater or ROV is requested, a strong documentation packet can save you days. Start collecting these items now:
- MLS listing history and 3 to 6 comparable sales with photos, closed dates, and prices.
- Signed purchase contract and any concessions or contingencies.
- Recent professional photos and a floor plan or sketch that clarifies living area.
- Receipts and permits for major upgrades or repairs like roof, HVAC, electrical, plumbing, or structural work.
- Service records for HVAC, water heater, and major appliances.
- Termite inspection reports and treatment receipts. Georgia has higher termite risk.
- Clear photos of any cited defects, plus after-repair photos if work is complete.
- HOA documents, covenants, and proof of dues status.
- Survey or plat, and an elevation certificate if in a flood zone.
- Seller disclosures and any pre-listing inspection reports.
- Photos of neighborhood or community amenities that influence marketability.
Riverwood Plantation seller checklist
Focus on health, safety, structural soundness, and working systems. These are top priorities for VA financing.
Safety and systems
- Ensure heating and cooling are working and documented with service records.
- Repair roof leaks and provide invoices or permits for roof work.
- Correct electrical hazards like missing cover plates or exposed wiring. Confirm GFCIs function where required.
- Verify water heater and plumbing work properly, and fix leaks.
Structure and exterior
- Stabilize porches and decks. Replace broken steps and add missing handrails.
- Address significant foundation movement with contractor evaluation if needed.
- Schedule a wood-destroying organism inspection and treat any termite activity. Keep receipts.
Moisture and crawlspaces
- Fix water intrusion and drain issues around the foundation.
- Install or repair vapor barriers in crawlspaces as needed.
- Remediate any mold in living areas and keep reports.
Utilities and access
- Keep electric, gas, and water on for the appraisal.
- Provide clear access to the attic, crawlspace, furnace, panels, and water heater.
- Remove clutter that blocks views of systems and key rooms.
Exterior presentation
- Clear gutters, trim trees near the structure, and tidy landscaping.
- Repair damaged siding, steps, and window screens.
- Patch driveway trip hazards where practical.
Local factors in Greater Augusta
Many Riverwood homes appeal to PCS buyers linked to Fort Eisenhower, formerly Fort Gordon. Local conditions and documents can influence the appraisal review:
- Termites and wood decks. Georgia’s climate increases termite risk. A recent WDO report and treatment receipts add confidence.
- Crawlspace moisture. Vapor barriers and drainage improvements should be documented with photos and invoices.
- HOA details. Provide covenants and recent statements to confirm dues status and community amenities.
- Flood considerations. Check FEMA flood maps. If the property sits in a flood zone, supply an elevation certificate or insurance information.
- County records. Confirm county jurisdiction for permits and tax records if needed for the appraisal file.
PCS timing tips near Fort Eisenhower
- Plan around your report dates. Give the appraiser several open windows to access the property.
- Line up contractors in advance for quick repairs if needed.
- Consider a power of attorney or local representative if you must depart before closing.
- Share your documentation packet with your listing agent and lender early so any Tidewater request can be answered fast.
If repairs are required
If the appraiser identifies items that do not meet VA’s Minimum Property Requirements, those items generally must be corrected before closing. You can complete the repairs, negotiate credits that the lender approves, or adjust contract terms. Keep receipts and permits. After repairs, the appraiser usually returns for a re-inspection to confirm completion.
How value disputes are resolved
A signed contract can be persuasive, but the appraiser still needs market support. If the appraised value seems low, your lender may request a Tidewater response or file an ROV with better comps, photos, and documentation. If the additional support is convincing, the value can be adjusted. If not, the lender may seek a second appraisal or ask VA to make a final call.
Key takeaways for Riverwood sellers
- Prepare for VA priorities. Focus on safety, structure, and working systems.
- Build your evidence file early. Comps, permits, service records, and WDO reports can shorten Tidewater timelines.
- Expect reasonable timing. Appraisals often arrive within 7 to 14 days. Tidewater or ROV resolution commonly takes 3 to 10 business days once requested.
- Keep flexibility for repairs. Plan for possible re-inspection and contractor scheduling.
- Coordinate with your VA-approved lender and an agent who understands PCS logistics.
Ready to move forward?
If you are selling in Riverwood Plantation or nearby neighborhoods, you deserve clear guidance and a plan that fits your PCS timeline. For a tailored prep checklist, smart pricing, and a documentation strategy that supports your appraisal, connect with Ehrin Fairey. Get a free home marketing plan — sell smarter and give back.
FAQs
What is a VA Tidewater request in Georgia?
- Tidewater is when the lender asks the appraiser for more support or clarification on value or property condition so the loan can proceed without ordering a new appraisal.
Who starts Tidewater or an ROV on a VA loan?
- The lender initiates Tidewater or an ROV based on the appraisal report. VA provides the policy framework and may be consulted for a final determination.
How long does the Tidewater step usually take?
- Many lenders look for an initial appraiser response within 1 to 3 business days and full backup within 3 to 10 business days, though timing varies by lender and workload.
What repairs do VA Minimum Property Requirements focus on?
- VA emphasizes health, safety, and structural soundness. Common items include working heating and cooling, roof integrity, safe electrical, plumbing, and sound decks or stairs.
Do cosmetic issues cause VA loan denials?
- Cosmetic items by themselves usually do not trigger MPR failure. The focus is on safety, structure, and major systems functionality.
How does being near Fort Eisenhower affect the appraisal?
- Proximity can influence demand and comparable selection. It helps to provide comps from Riverwood Plantation and similar nearby neighborhoods with comparable commute distances.
What if the appraised value is lower than the contract price?
- Your lender can respond through Tidewater or file an ROV with stronger comps and documentation. The appraiser may adjust if evidence supports a higher value.
Should utilities be on for the VA appraisal in Riverwood Plantation?
- Yes. Keep electric, gas, and water on, and ensure clear access to mechanicals, the attic, and the crawlspace so the appraiser can complete the inspection.
