JBSA Home Loans Resume: VA Appraisals, NOV, & Closings After Government Reopens
After reopening: JBSA VA home loans, appraisals, NOVs, and closings
After a government shutdown, JBSA home‑loan activities like appraisals, NOV processing, and closings resume—expect backlogs. VA appraisals and NOVs typically continue but slow; USDA takes the longest to normalize; FHA resumes faster but still faces delays.
- General outlook: All government‑backed loans face delays as agencies work down application and processing backlogs.
- VA loans — Appraisals: Continue with a backlog; expect scheduling and completion delays.
- VA loans — NOVs: Processing resumes as staff return; plan for slower issuance.
- USDA loans: Most impacted; new commitments halted during lapse; final government review required before closing.
- USDA recovery: Longest restart timeline compared with VA/FHA.
- FHA loans: Expected to continue with limited staff; reopening still leaves a backlog to clear.
- Stay in contact: Get lender updates on your file status and revised timelines.
- Be patient: Expect delays in VA appraisals, NOVs, and closings—especially USDA.
- Budget for extras: Be ready to pay for a new appraisal if the current one expires before closing.
Key Takeaways
- VA guaranty continued; reopening restores full staffing for NOVs and verifications.
- Expect backlogs; oldest, time‑sensitive JBSA contracts are prioritized first.
- USDA restarts slowest; FHA normalizes faster than USDA but still delayed.
- Lenders must recheck COE, appraisal orders, and third‑party verifications now.
- Agents must guarantee fast property access to avoid re‑inspection delays.
- Plan early for rate‑lock extensions and potential appraisal expiration costs.
Did the VA guaranty stop—and what happens to in‑flight loans now?
Guaranty remained in force; reopening restores full staffing and faster public‑facing steps. In‑flight VA loans near JBSA will move in age order, with aged purchase contracts triaged first. Review program scope on VA’s Home Loans portal and The VA’s contingency references for context as operations normalize across desks. For budgeting and timing, start with our Resources and explore Financing for lender coordination tips.
Official references: VA Home Loans, VBA Home Loans, VA contingency planning.
- Continuity confirmed: Guaranty coverage never paused; public desks now accelerate NOV issuance and reconsiderations across Bexar County.
- Priority logic: Oldest, time‑sensitive JBSA contracts move first; builder deadlines and imminent expirations receive attention quickly.
- COE refresh: Lenders re‑pull Certificates of Eligibility and rerun AUS so stale data doesn’t trigger late underwriting conditions.
- Third‑party verifications: IRS and employment checks resume; upload recent paystubs or W‑2s if permitted alternatives will save time.
Government Shutdown Ends: Full Guide to Resuming VA Benefits, GI Bill, & Home Loans
- JBSA & VA Restart Timeline, Back Pay Guide — Key dates, what restarts first, and how to confirm deposits.
- Loan Closings Resume: VA, FHA, USDA — Protect rate locks, re-sequence appraisals, and clear underwriting conditions quickly.
- Military & VA Back Pay: LES Checklist — Verify pay periods, bank posting, and resolve payroll discrepancies fast.
- San Antonio Travel, SNAP, VA Checklist — Flights, benefits timing, and a daily plan for the week.
- TAP & VR&E Rebooking Guide (JBSA) — Documents to bring, scheduling tips, and faster placement strategies.
- VA Claims Triage After Reopening — Prioritize evidence, pick channels, and time follow ups effectively.
- San Antonio GI Bill Backlog Guide — Clean certifications, enrollment verification, and payment timing basics.
- Government Reopening: San Antonio Guide — City resources, support contacts, and practical steps for residents.
How to manage appraisals, NOVs, and verifications post‑restart
Backlogs are a scheduling problem—not a rules change. Your speed depends on access, documentation, and daily communication. The lender handbook and program materials on VA.gov outline responsibilities by party. To model payment outcomes against lock choices, use our Mortgage Calculator when discussing extension costs with your lender.
- Appraisal assignment: Reconfirm the fee‑panel appraiser and ETA; only re‑order if expired or declined by the vendor.
- Access & utilities: Provide lockbox details, ensure utilities are on, and upload repair receipts to avoid re‑trips.
- Pre‑NOV scrub: Check minimum property requirements and safety issues to prevent conditional NOVs and re‑inspections.
- COE & verifications: Refresh lender checks; avoid unnecessary COE re‑pulls unless service or entitlement changed.
- ROV discipline: Request reconsideration only with stronger comps; frivolous requests add days without changing value.
USDA & FHA: what to expect this week in San Antonio
USDA’s Single‑Family Guaranteed program requires final government approval; new commitments lag longer after a lapse. FHA case numbers and insuring continue with backlogs but generally normalize faster than USDA. Align contract timelines accordingly. For official program references, consult USDA Rural Development and HUD FHA Single‑Family. For live inventory, browse our Property Search.
- USDA lag: Expect the slowest restart; final review queues extend recovery timelines, affecting new commitments and closings.
- FHA backlog: Staff and insuring operations resume with delays that are typically shorter than USDA’s, but not instant.
- Contract strategy: If you’re USDA, negotiate longer option periods; if FHA/VA, preserve flexibility for lock extensions.
Keeping your rate lock and closing date on track
Lock windows collided with appraisal/NOV delays this week. Price extensions early, consider float‑downs if available, and align closing addenda to the new NOV ETA. Compare scenarios on Financing and run payment impacts in our Mortgage Calculator.
- Lock audit: Confirm expiration, extension fee, and market delta; decide now, not at docs.
- Closing logistics: Stage insurance binders and title vesting early so docs can release on NOV issuance.
- Seller confidence: Time‑boxed, modest extensions keep deals together while final conditions clear.
Comparison table: typical milestones—normal vs. restart week
Use these JBSA‑area expectations to time addenda and set buyer/seller expectations.
| Milestone | Normal (business days) | Restart week (business days) | Main risk if delayed |
|---|---|---|---|
| COE pull | 0–1 | 0–2 | AUS suspense if stale |
| Appraisal assignment | 1–2 | 2–4 | Lock extension cost; seller confidence |
| Inspection & upload | 3–6 | 5–8 | Re‑trip if access/repairs incomplete |
| NOV issuance | 1–2 | 2–3 | CD delay; addendum updates |
| USDA commitment | 3–7 | 7–14 | Contract expirations; re‑locks |
Buyer & lender 10‑day restart checklist (JBSA focus)
Run this sequence immediately after reopening to protect your rate and closing date in Bexar County.
| Day | Buyer | Lender | Agent |
|---|---|---|---|
| 1–2 | Confirm access; gather repair receipts | Reconfirm appraisal; refresh COE | Send lockbox and utility status |
| 3–4 | Upload paystubs; stage insurance binder | Track upload; pre‑screen MPR items | Coordinate appraiser entry windows |
| 5–6 | Review valuation expectations | Draft CD timeline; verify NOV | Provide dated repair photo proof |
| 7–8 | Approve lock extension if needed | Issue conditions; prep funding | Confirm title/HOA clearance |
| 9–10 | Schedule signing and walkthrough | Release final CD; wire instructions | Walkthrough and key transfer |
The Bottom Line
Today’s enactment removes uncertainty. The VA guaranty never stopped, but appraisals, NOVs, and verifications slowed—especially in JBSA’s high‑volume corridors. USDA will take longer to normalize; FHA should recover faster. Reconfirm appraisal assignments and access, pre‑scrub for MPR issues, protect your lock, and push clean documentation daily. For official rules, rely on VA, HUD, and USDA sources; for local execution, work closely with your VA‑specialist lender and your agent team.
Did VA home‑loan guaranty stop during the shutdown?
No. Guaranty stayed in effect, but public‑facing steps—appraisals, NOV issuance, and some verifications—slowed. Reopening restores full staffing and faster turn times as aged JBSA files clear first.
How long will VA appraisals and NOVs take this week?
Expect assignment in two to four business days and NOVs in two to three after upload. Access, utilities, and repair proof can trim days.
Are USDA loans more delayed than VA or FHA?
Yes. USDA requires final government approval for new commitments, so recovery typically runs longer. Plan conservative lock terms and longer option periods.
What about FHA loans during restart week?
FHA continued under limited staffing; operations are normalizing faster than USDA, though residual processing delays may persist several business days.
Do I need a new Certificate of Eligibility (COE)?
Usually not. Lenders refresh the COE to prevent stale data issues. Only material entitlement or service changes require additional action.
What if my appraisal expires before closing?
You may need a renewal or a full re‑order based on investor rules. Budget early and accelerate repairs to avoid relock costs.
How should I handle an expiring rate lock?
Price an extension or evaluate a re‑lock with float‑down options. Align addenda to appraisal and NOV ETAs to avoid repricing risk.
Can I request a reconsideration of value (ROV)?
Yes, with superior, truly comparable sales and a concise grid. Weak packages add time and rarely change conclusions.
Why would an appraisal require re‑inspection?
Utilities off, missing repair proof, or safety issues trigger re‑trips. Provide dated photos and invoices to satisfy MPR quickly.
Where are the official rules posted?
See VA Home Loans on VA.gov, HUD for FHA guidance, and USDA Rural Development for USDA processes. Avoid unofficial summaries.
