VA Form 26-1805 Request for Reasonable Value (2026 Guide)

VA Form 26-1805 Request for Reasonable Value (2026 Guide) – VA Form 26-1805 plays a central role in the VA home loan process. Lenders and authorized requesters use this form to request a professional appraisal that establishes the property’s reasonable value. This valuation protects veterans and helps ensure the loan amount aligns with the home’s worth while confirming the property meets VA Minimum Property Requirements (MPRs).

The current version of the form is dated May 2025 and supersedes the January 2022 edition. While individual veterans and borrowers do not typically complete or submit this form themselves, understanding how it works helps you stay informed and prepared throughout your VA home purchase or refinance.

What Is VA Form 26-1805?

VA Form 26-1805, officially titled “Request for Determination of Reasonable Value (Real Estate),” is the standardized document used to initiate a VA appraisal. It collects essential property details, loan information, points of contact, and requester data so VA can assign a qualified fee panel appraiser.

The form generates an engagement letter for the appraiser and supports the eventual issuance of a Notice of Value (NOV) — also known as the Certificate of Reasonable Value (CRV) in older terminology. The NOV serves as VA’s official statement of the property’s reasonable value for loan guaranty purposes.

Why Is This Form Important in the VA Home Loan Process?

The reasonable value determination protects both the veteran and the VA loan program. Key reasons include:

  • It establishes the maximum loan amount VA will guarantee.
  • It verifies the property meets Minimum Property Requirements (MPRs) for safety, soundness, and security.
  • It provides an independent, unbiased opinion of value separate from the purchase price or sales contract.
  • Accurate valuation helps prevent veterans from overpaying or facing future financial issues.

If the appraised value comes in below the contract price, you have options such as requesting a Reconsideration of Value (ROV), renegotiating with the seller, or paying the difference at closing.

Who Uses VA Form 26-1805?

This form is primarily completed and submitted by:

  • VA-approved lenders
  • Lender Appraisal Processing Program (LAPP) lenders and their Staff Appraisal Reviewers (SARs)
  • Servicers (in certain cases such as liquidation appraisals)

Veterans and homebuyers work with their lender, who handles the appraisal request through VA’s WebLGY system. The form is often auto-populated or generated electronically during the appraisal ordering process rather than filled out manually from scratch.

How the VA Appraisal Request Process Works?

Here is a high-level overview of the typical flow:

  1. Your lender gathers property and transaction details (including the executed sales contract for purchases).
  2. The lender logs into WebLGY and submits the appraisal request, which generates or incorporates VA Form 26-1805 data.
  3. Supporting documents are uploaded (sales contract same day for purchases; construction exhibits for new builds).
  4. VA assigns a fee panel appraiser.
  5. The appraiser schedules and completes the inspection (usually interior and exterior).
  6. The appraiser uploads the report to WebLGY.
  7. The lender’s SAR reviews the report and issues the Notice of Value, typically within five business days of appraisal completion.

Recent updates to the form (including the May 2025 version) added enhanced point-of-contact fields for the veteran/borrower, buyer agent, seller agent, and Tidewater POC. These improvements help appraisers schedule access more efficiently and support the Tidewater process when the initial value indication is below the contract price.

How to Download VA Form 26-1805?

You can view and download the official current version directly from VA sources:

Download VA Form 26-1805 (PDF) : https://www.vba.va.gov/pubs/forms/VBA-26-1805-ARE.pdf

Official VA Form Page: https://www.va.gov/forms/

Note: In most cases, your lender will generate and manage the form through WebLGY. The PDF version is useful for reference or record-keeping.

Key Sections of VA Form 26-1805

The May 2025 version organizes information into clear sections, including:

  • Property Address and Description — Full legal and physical details of the real estate.
  • Loan Type and Information — Purchase, refinance, or other transaction type; building status (existing, new construction, proposed, etc.).
  • Points of Contact (POCs) — Veteran/Borrower POC, Buyer Agent POC, Seller Agent POC, and Tidewater POC (name, phone, email). Accurate contact information helps avoid scheduling delays.
  • Requester Information — Lender or servicer details, institution case number, sponsor type, and whether Assisted Appraisal Processing Program (AAPP) applies.
  • Veteran/Borrower Information — Name, address, phone, and email.
  • Certification — Signature of the person authorizing the request, confirming agreement to pay the appraiser fee upon issuance of the Notice of Value (or advice that none will be issued).
  • VA Use Only — Fields for assigned appraiser information (completed by the system).

Providing complete and accurate information — especially current POC details — helps streamline the entire appraisal process.

What Happens After the Appraisal Request Is Submitted?

Once submitted:

  • VA assigns an appraiser according to local fee schedules and timeliness standards.
  • The appraiser contacts the designated POCs to schedule the inspection.
  • In some cases (particularly when the initial value is below contract price), a Tidewater notice may be issued, giving parties an opportunity to provide additional market data before the appraiser finalizes the report.
  • After the appraiser uploads the completed report, the lender’s SAR issues the Notice of Value.

Appraisal fees and turnaround times vary by state and county. Lenders and requesters should refer to the current VA Appraisal Fee Schedules and Timeliness Requirements for details.

Common Challenges and How to Address Them

Low Appraisal Value
Request a Reconsideration of Value (ROV) through your lender. Your real estate agent can provide additional comparable sales data or other relevant information for the appraiser to consider.

Property Condition Issues (MPRs)
The appraisal checks for Minimum Property Requirements. Minor issues may be addressed with repairs or a waiver request. Major issues could affect loan approval.

Scheduling Delays
Ensure all point-of-contact information on the form is current and that the property is accessible (utilities on, pets secured, etc.).

New Construction or Proposed Builds
Additional exhibits and documentation are typically required and should be uploaded promptly.

Tips for a Smooth VA Appraisal Experience

  • Work with an experienced VA-approved lender familiar with WebLGY and current processes.
  • Include a VA escape clause in your purchase contract so you can exit if the property does not appraise at or above the contract price.
  • Prepare the property: clean, well-lit, and easy to access for the appraiser.
  • Stay in close communication with your lender and real estate agent.
  • Remember that a VA appraisal is not a substitute for a professional home inspection.

Here are trusted, current sources for more details:

  • VA Form 26-1805 Official Page — Form details and direct PDF download.
  • Download VA Form 26-1805 (PDF) — Current May 2025 version.
  • VA Appraisal Fee Schedules and Timeliness Requirements — Current fees and expected completion times by location.
  • Buying a Home with a VA-Backed Loan — Step-by-step guidance including appraisal and what to do if value is low.
  • VA Home Loans Main Portal — Comprehensive information on eligibility, benefits, and the full loan process.
  • VA Lender’s Handbook (Pamphlet 26-7) — Detailed reference for lenders and SARs on appraisal and valuation policies (available via VA systems).

Frequently Asked Questions About VA Form 26-1805

Do I need to fill out VA Form 26-1805 myself as the veteran?
No. Your VA-approved lender or their authorized agent handles the appraisal request and form submission through WebLGY.

How long does the VA appraisal process usually take?
Timelines vary by location. Check the current VA fee schedule table for your area. The appraiser generally completes the report within the published number of business days, and the SAR typically issues the Notice of Value within about five business days after receiving the report.

What is the difference between a VA appraisal and a home inspection?
A VA appraisal determines reasonable value and checks Minimum Property Requirements. A home inspection is a more detailed evaluation of systems and components that you arrange separately (and is strongly recommended).

Can I request my own appraisal?
No. Only VA-approved lenders and authorized parties can request VA appraisals using the official process and WebLGY system.

What if I disagree with the appraised value?
Work with your lender to request a Reconsideration of Value. Provide additional comparable sales or supporting data through your real estate agent.

Is the form different for refinances versus purchases?
The same form is used, but certain fields (such as sales price and contract upload requirements) differ based on the loan type selected.

Understanding VA Form 26-1805 helps demystify one of the most important steps in securing your VA home loan. Always rely on your lender for the most current process details and work closely with them and your real estate agent to keep everything moving smoothly.

For the most accurate and up-to-date information, refer directly to the official VA sources linked above and consult your lender.