If you’re working with a simultaneous closing with VA loan deal this winter, you’re already walking a tightrope. Snow-covered roofs, frozen pipes, inaccessible driveways—VA appraisals in January and February don’t just get delayed, they can bring your closing timeline to a halt.
That’s not just frustrating—it’s expensive. For real estate wholesalers and investors, one hold-up can tank a double closing, trigger earnest money forfeitures, or worse, cost the entire deal.
Can one missed VA repair flag cause the entire closing to stall?
(Hint: It happens more than you think.)
But what’s really slowing things down—and how do you stay ahead of it?
What’s Causing These VA Loan Delays in Winter?
Winter weather isn’t the only villain here—it’s how VA appraisal protocols react to it. A few common issues you’re likely seeing:
- Deferred Maintenance Flags – Snow hides roof damage or deteriorated exteriors, which can’t be fully evaluated.
- Minimum Property Requirements (MPRs) – VA underwriters enforce a strict checklist; any flagged issue, even seasonal, results in repair demands.
- Delayed Property Access – Appraisers and inspectors can’t safely access driveways, attics, or crawl spaces due to snow or ice.
- Repair Addenda Required – Even if minor, these can reset the timeline when conditions prevent completion or re-inspection.
- VA Appraisal Scheduling Lag – Backlogs from reduced winter appraiser availability can push initial appraisal dates weeks out.
According to the National Association of Realtors’ 2024 Winter Housing Snapshot, 23% of delayed transactions in Q1 were attributed to appraisal and inspection issues—with VA loans disproportionately affected.
Will you lose your EMD if the VA appraisal isn’t cleared in time?
(If you don’t have a safety net, the answer could be yes.)
The Real Fallout: Simultaneous Closing at Risk
Here’s where it gets real: delays in the simultaneous closing with VA loan structure often jeopardize the entire timeline. When your B-C closing (retail end-buyer) is contingent on a clean VA appraisal—and that gets delayed—you’re stuck.
But your A-B closing (acquisition) is still ticking. You either:
- Risk breaching contract terms
- Lose your EMD
- Or scramble to renegotiate extensions—often unsuccessfully
And here’s the twist: The VA doesn’t rush. Unlike conventional loans, there’s little to no flexibility with VA conditions. Even cosmetic issues can pause the process until resolved.
Can you still close the A-B side without the B-C money being released?
(Spoiler: Only if you’re prepared with the right transactional funding.)
How Gap Transactional Funding Solves the VA Delay Dilemma
This is where EMD Transactional Funding becomes essential—not optional. When VA loan timelines get pushed, gap transactional lending gives you the working capital to close the A-B side without waiting for the VA-approved B-C funding to hit.
Here’s how it works:
- You fund the A-B closing using private transactional funds
- The B-C closing completes once the VA loan clears
- You eliminate exposure to EMD loss, contract breaches, or profit loss
EMD Transactional Funding caters to all the demands placed forth by the concerned individuals—especially during winter months where VA appraisals and inspections are at their most volatile.
You already know simultaneous closing with VA loan transactions require speed, accuracy, and liquidity. Gap funding is the bridge between delay and done.
Smart Investors Are Structuring Around the Problem
VA loan delays in winter aren’t going away. You can’t control weather or VA guidelines. But you can control how you structure your deals.
Pro Tips for Wholesalers and Investors:
- Add contingency language in contracts that reflect seasonal appraisal delays
- Use transactional lenders to bridge the delay between A-B and B-C
- Communicate early with VA buyers about potential re-inspection timelines
- Always budget for deferred maintenance repair holds
If your deals involve simultaneous closing real estate structures—especially with VA buyers—you need to factor in the winter slow-down risk.
Want to stop stressing about unpredictable VA hold-ups and close with confidence?
(Then this next part is for you.)
Get Ahead—Don’t Get Stuck in the Snow
Winter VA appraisal delays are a real threat to your closing timeline. But with transactional lending, especially gap funding, you protect your deal flow, your capital, and your reputation.
Whether it’s frozen driveways or slow VA underwriters, don’t let someone else’s timeline derail your profits. Secure your position. Control the timeline. Close on your terms.
Because in real estate, timing isn’t everything—it’s the only thing.
