Complete guide to VA Minimum Property Requirements (MPR) for Nevada homes. Understand what VA appraisers inspect, common issues, health & safety standards, and how to ensure your Nevada property passes VA approval for Las Vegas, Reno, Henderson buyers.
The VA requires all financed properties meet minimum standards for health, safety, and structural soundness. These requirements protect veterans from buying properties with significant defects.
Property must be free from health hazards, have working utilities (water, electricity, HVAC), functional plumbing, and meet basic safety standards. No exposed wiring, gas leaks, or contamination.
Foundation, roof, walls must be structurally sound without major defects. Roof must have 2+ years remaining life. No significant foundation cracks, major settling, or structural damage requiring immediate repair.
Property must have safe access (no steep/unstable walkways), working entrance doors with locks, proper egress from bedrooms, and adequate vehicular access. Must be legally habitable year-round.
Continuous water supply (well or municipal), functional septic/sewer system, no major leaks, adequate water pressure, working hot water heater. Well water must be tested and deemed safe for Nevada standards.
Functional heating system adequate for Nevada climate (critical for cold Reno winters). Cooling system not required by VA but highly recommended for Las Vegas summer survival. Systems must operate safely without carbon monoxide risks.
Nevada requires termite inspection for VA loans despite arid climate. Must be free of active infestation and significant termite damage. Lender will order Wood Destroying Insect (WDI) report during appraisal process.
Desert climate factors: adequate drainage during monsoon season, foundation stability in sandy soil (common Las Vegas), HVAC capacity for 110°F+ summers, well water quality in rural areas, and termite inspection despite low moisture. Appraisers pay special attention to these Nevada-specific conditions.
Understanding potential issues and how to address them ensures smooth VA loan approval
Less than 2 years remaining life
Roof must have minimum 2 years remaining life. No missing shingles, major leaks, or structural damage.
Nevada Note: Desert UV exposure accelerates roof aging. Tile and metal roofs common in Las Vegas/Henderson typically last 40+ years. Asphalt shingles in Reno require closer inspection due to snow load and freeze/thaw cycles.
Non-functional or inadequate systems
Heating system must work and adequately heat home. Cooling not required by VA but practical necessity in Las Vegas (110°F+ summers). No carbon monoxide risks.
Nevada Note: AC failure in Las Vegas is life-threatening. Most lenders require functional AC despite VA not mandating it. Expect $5K-$8K replacement cost for whole-house units. Reno winters require robust heating (furnace inspection critical).
Well water contamination or septic failure
Well water must be tested and meet EPA standards. Septic systems must pass inspection and have adequate capacity. Municipal water/sewer must be connected and functional.
Nevada Note: Rural properties in Pahrump, Minden, Carson City often have wells/septic. Nevada water table depth varies. High mineral content common. Septic systems sized for household occupants (upgrade may be needed for large families).
Lead-based paint hazard
Homes built before 1978 with peeling/chipping paint on exterior or interior must have lead paint remediation. No deteriorated paint surfaces accessible to children under 6.
Nevada Note: Many Las Vegas/Henderson homes built 1960s-1977 during initial boom. Desert climate causes extensive paint deterioration. Stucco exteriors common – check for cracking paint around windows/eaves.
Cracks, settling, structural concerns
Foundation must be structurally sound without major defects. Minor hairline cracks acceptable. Significant cracking, bowing walls, differential settling requires engineer evaluation.
Nevada Note: Las Vegas sandy/caliche soil causes foundation settling. Expansive clay soil in some Reno areas. Differential settling from poor compaction during construction. Most minor cracks cosmetic only. Engineer evaluation typically $400-$600.
Active infestation or damage
Nevada requires Wood Destroying Insect (WDI) report for all VA loans. Property must be free of active infestation and have no significant structural damage from termites/carpenter ants.
Nevada Note: Subterranean termites exist despite arid climate (they need moisture – look near irrigation, leaks). Desert dampwood termites in older Vegas homes. Carpenter ants in mountain areas (Lake Tahoe, Reno). WDI report cost: $100-$150.
While property requirements might seem strict, they exist to protect veterans from buying homes with serious defects. The VA appraisal ensures you're making a sound investment. If a seller refuses to make required repairs, that's often a red flag about the property's condition – walking away may be the right decision.