A real estate referral checklist for a VA buyer should transfer the client’s authorized facts without turning benefit eligibility into a loan or property promise. Record consent, preferred contact method, Certificate of Eligibility status as reported or documented, private-lender status, occupancy and move timing, property needs, contract urgency, appraisal and inspection status, and the receiving professional’s accepted next action. Keep lending, appraisal, inspection, legal, tax, and brokerage roles explicit.
Get consent and the client’s own question
Record what the client authorizes you to share, with whom, for what purpose, and through which approved channel. Capture the client’s goal and concern in their words: first use, remaining entitlement, move timing, occupancy, property type, appraisal question, inspection issue, lender communication, or offer deadline. Avoid collecting or forwarding unnecessary protected personal or financial data.
Label eligibility and lender status accurately
Distinguish no COE requested, COE requested, COE issued, lender consultation, application submitted, prequalification reported, preapproval documented, conditional approval, and final clearance. A COE is benefit eligibility evidence, not underwriting approval. Do not quote a rate, payment, credit requirement, entitlement amount, or cash-to-close figure unless it comes from the responsible current source and is clearly labeled.
Preserve occupancy and property criteria without steering
With consent, record the intended occupancy and move date, property type, accessibility or household needs, commute parameters chosen by the client, budget source, maintenance tolerance, and must-have features. Do not use protected-class composition, military stereotypes, school claims, crime generalizations, or coded neighborhood recommendations. Let the client define lawful priorities.
Keep appraisal, inspection, and contract dates distinct
VA says the appraisal is not a home inspection. Transfer whether each has been ordered, completed, limited, conditioned, disputed, or unavailable; include the relevant report date and responsible professional. Record offer, inspection, financing, appraisal, document, closing, possession, and military-move dates exactly as supported. Do not infer rights or repair obligations.
Verify the receiver and close the loop
Use the Nevada Real Estate Division lookup to verify the receiving licensee and brokerage, then document geography, role, VA-buyer experience as represented and supported, referral agreement status, response owner, accepted next action, and follow-up time. If lender or specialist support is needed, identify the role without steering the client to an unverified or conflicted provider.
FAQ
Should a referral agent say a VA buyer is approved?
Only if current written lender evidence supports that exact status, and even then the status and conditions should be labeled precisely. A COE or prequalification is not final loan approval.
What VA information should be shared in the referral?
Share only what the client authorizes and the receiver needs: goal, contact preference, reported or documented eligibility stage, lender stage, occupancy and move timing, property criteria, deadlines, and unresolved questions. Avoid unnecessary sensitive data.
Does the VA appraisal cover the home inspection?
No. VA states the appraisal is not a home inspection. The handoff should track each scope, status, report, limitation, deadline, and responsible professional separately.
Primary sources and limits
- U.S. Department of Veterans Affairs, Buying a Home With a VA-Backed Loan
- U.S. Department of Veterans Affairs, VA-Backed Purchase Loan
- U.S. Department of Veterans Affairs, 2026 Appraisal Requirement Update
- Nevada Real Estate Division, License Lookup
General education only. A Certificate of Eligibility, lender conversation, prequalification, preapproval, appraisal, Notice of Value, inspection, repair statement, contractor invoice, title item, insurance indication, referral note, or article does not by itself establish final eligibility, loan approval, occupancy compliance, value, property condition, repair completion, contract rights, tax treatment, exchange qualification, or closing. Verify the exact borrower, benefit status, occupancy plan, private-lender requirements, property, contract, appraisal, inspection, repair evidence, title, insurance, funds, deadlines, closing conditions, taxpayer, investment use, exchange structure, qualified-intermediary instructions, and responsible professional roles with VA, the lender, licensed real-estate professionals, inspectors, contractors, appraisers, title or escrow professionals, insurers, attorneys, CPAs, qualified intermediaries, and other qualified advisers as appropriate. No individualized legal, tax, lending, insurance, securities, appraisal, inspection, fair-housing, military-benefit, or investment advice is provided.
Related: building a complete referral handoff, preserving title and lien questions, contact You Decide Referral.