VA Tidewater can HELP!!
By: Jerry Robinson, NMLS #4475 | 1st Choice Mortgage Company, LLC (NMLS #380736)
The VA appraisal Tidewater process can feel stressful if you've never been through it. For veterans using their earned VA loan benefits to purchase a home in Idaho—especially in competitive markets like Boise, Meridian, Nampa, and Caldwell—understanding how Tidewater works is critical to keeping your transaction on track.
Unlike conventional or FHA loans, where an unexpected low value is simply published as a final decision, the VA uses a proactive safety protocol. Tidewater gives real estate agents a formal opportunity to submit additional closed sales data to support the contract price before the final appraisal report is completed. It does not mean the deal is dead—it means you get a chance to defend the purchase price before the value is finalized.
When a VA appraiser invokes Tidewater, the designated point of contact has exactly 2 business days to submit supporting market data—roughly 48 hours in a normal work week, though weekends and federal holidays don't count against the clock. Only the VA or the lender can approve an extension, and only under specific circumstances. Because that window moves fast, working with a responsive local lender is essential to protecting your contract and your earnest money.
Facing an active VA Tidewater valuation notice in Idaho?
Tidewater touches every party in the transaction, but each plays a different role:
Important: The buyer never interacts directly with the appraiser. All Tidewater communication flows through the lender and the agents.
The entire sequence moves through a regulated chain of communication designed to prevent undue influence on the appraiser while keeping the transaction transparent:
VA appraisers respond to quality and relevance, not a high volume of unadjusted printouts. Your evidence packet should prioritize:
Pro Tip: If the subject property is one-of-a-kind—acreage, a shop, a horse setup, or a unique view—include a factual narrative explaining why comps may be limited or need special adjustments.
To make submissions easy, we created a working form agents can use to organize their comps: VA Tidewater Comparable Form (PDF).
The VA strictly bars subjective or emotional input from entering the official transaction file. You cannot submit personalized buyer cover letters, statements about the number of backup offers received, descriptions of family circumstances, or subjective neighborhood narratives. The review process considers verified, numerical market data alone.
The VA has strict rules about appraiser conduct during Tidewater. These rules ensure fairness and prevent undue influence on the valuation:
Pro Tip for Agents: The appraiser follows VA protocol, not local customs or negotiation tactics. Your job is to present strong, objective, market-supported comps that fit VA standards—sold within 90 days, similar style, and same neighborhood or school zone where possible. If your comps fall outside those guidelines, include a factual explanation of why they're still relevant.
If the appraiser reviews your submission and the final Notice of Value still falls short of your purchase price, the transaction can move down one of three tracks:
The seller can lower the purchase price to match the final VA Notice of Value, allowing the transaction to move to closing with no change to the buyer's down payment.
Because the VA Amendment to Contract protects the buyer's earnest money, the veteran can walk away from the transaction with no financial penalty if an agreement cannot be reached.
The buyer can cover the difference in cash, or file a formal Reconsideration of Value (ROV) appeal—though an ROV requires entirely new comparable sales that were not submitted during Tidewater.
Important: VA buyers are never required to pay more than the appraised value. That's a powerful protection built into your VA entitlement.
Appraisals across the Treasure Valley come with their own challenges. In markets like Boise, Meridian, Nampa, and Eagle:
The same is true in military-adjacent communities like Mountain Home, where rural properties and base-driven demand can complicate valuations. Experienced Idaho agents should be proactive: have comps ready before the appraisal and review them with the lender to prepare for a potential Tidewater notice.
National call centers and out-of-state retail lenders often miss the notification entirely or fail to guide agents through the submission, letting the 2-business-day deadline expire. At 1st Choice Mortgage, we've handled Idaho VA loans since 1992, and we treat every Tidewater notice as an all-hands event.
When Tidewater is triggered, we notify all parties immediately, coach agents through comp collection using our VA Tidewater Comparable Form, submit all documentation directly to the appraiser, and guide veterans through next steps if the value falls short.
The Tidewater procedures described on this page are based on official U.S. Department of Veterans Affairs guidance:
The VA Tidewater Initiative is a required VA process that takes place before the appraisal is finalized. If the appraiser's estimated market value appears lower than the agreed purchase contract price, they must notify the lender's point of contact, giving the parties a chance to submit additional closed sales data before a final valuation is issued.
When a VA appraiser invokes Tidewater, the designated point of contact has 2 business days to submit supporting closed sales documentation. Because the window is measured in business days, weekends and federal holidays do not count against the deadline. Only the VA or the lender can approve an extension, and only under specific circumstances.
No. All Tidewater communication flows through the lender's designated point of contact. The appraiser cannot communicate directly with the buyer, seller, or listing agent, and cannot disclose the estimated value while the Tidewater window is open.
No. VA Tidewater occurs before the final appraisal report is completed and issued, whereas a Reconsideration of Value (ROV) is a formal appeal filed after the final Notice of Value has been published. An ROV also requires new comparable sales that were not previously submitted during the Tidewater window.
Have an active appraisal question or need to get pre-approved?
Jerry Robinson (NMLS #4475) is the President and CEO of 1st Choice Mortgage Company, LLC (Company NMLS #380736), a licensed Idaho and Oregon mortgage broker serving the Treasure Valley community since 1992. With over 30 years of localized lending experience specializing in Idaho VA loans, FHA programs, and Idaho Housing down payment assistance, Jerry has guided thousands of local families through changing market cycles to achieve homeownership from his headquarters in Meridian, Idaho. Call (208) 375-5626 or visit 375loan.com.
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