VA Tidewater Initiative Idaho: How to Fight Low Appraisals (2026) You found the perfect home. Your offer was accepted. You are measuring for curtains. Then, the email arrives: “The Appraisal came in low.” For many buyers, this feels like the end of the road. But if you are using a VA Loan, you have a secret weapon that other buyers don’t: The Tidewater Initiative. Here is how to use it to save your deal in 2026. What is the “Tidewater Initiative”? Unlike FHA or Conventional appraisals, where you just get the bad news after it’s final, the VA has a specific rule to protect Veterans. The Rule: If a VA Appraiser plans to value the home below the purchase price, they MUST stop and notify the lender (us) first. They trigger “Tidewater.” Once triggered, we have 48 hours to provide additional comparable sales (“comps”) to prove the home is worth the price. 💡 Jerry’s Insider Tip: Speed is everything. When Tidewater hits, we work immediately with your Realtor to find better comps that the appraiser might have missed (like a private sale or a brand new listing). VA Appraisal Process: Standard vs. Tidewater Most buyers don’t realize how different the VA process is. Here is why the Tidewater rule is a huge advantage for Veterans: Step Standard Loan (FHA/Conv) VA Loan (Tidewater) 1. Appraisal Order Appraiser visits home. Appraiser visits home. 2. Value Issue Appraiser submits low value report immediately. STOP: Appraiser MUST notify lender before finishing. 3. Your Chance None. You must appeal after the fact (hard). 48 Hours: You can provide new comps to fix it. Step 2: The Reconsideration of Value (ROV) If the appraiser reviews our new data and still comes in low, we aren’t done yet. We can file a formal Reconsideration of Value (ROV). This is where we go over the appraiser’s head to the VA Staff Appraiser. To do this successfully, you need data. We use a specific grid to organize the evidence. 📄 Download Our ROV Grid Template Don’t guess what the VA wants to see. Use the exact grid format we use to organize your comparable sales. Download PDF Grid 3 Options When the Appraisal is Low If the value doesn’t come up, the deal isn’t dead. You have three choices: Negotiate: Ask the seller to lower the price to the appraised value. (Most common). Pay the Gap: You can pay the difference in cash at closing. (Only if you have the funds). Walk Away: The “VA Amendment to Contract” protects your earnest money. If the value isn’t there, you can walk away penalty-free. Summary: Don’t Panic A low appraisal is a speed bump, not a brick wall. Working with a lender who knows the VA handbook (and isn’t afraid to push back) makes all the difference. Need a lender who fights for you? We specialize in VA loans for Idaho Veterans. Get a VA Quote Frequently Asked Questions Does Tidewater happen on every VA loan? No. It only happens if the appraiser thinks the value is lower than your contract price. If the value is fine, you’ll just get the appraisal report normally. Can I use Zillow estimates for Tidewater? No. The VA requires closed sales of similar homes. “Zestimates” or active listings generally do not count as proof of value. How long does a Reconsideration of Value take? Once we submit the ROV, the VA typically reviews it within 5-7 business days. About the Author: Jerry Robinson Broker/CEO, NMLS #4475 Jerry has closed hundreds of VA loans in Idaho. He knows the VA guidelines inside and out and helps Veterans navigate Tidewater and ROV situations. best va lender Boise real estate buy a home Idaho first choice mortgage Idaho mortgage broker Idaho mortgage lender local mortgage lender Low VA Appraisal Reconsideration of Value Tidewater Initiative VA Appraisal Rules 2026 VA Home Loan Tips VA loan Idaho veteran home loans 1st Choice Mortgage Company, LLC Click to Call or Text: (208) 375-5626 This entry has 0 replies Comments are closed.
