If you’re an active-duty service member, veteran, or qualifying surviving spouse, there’s a good chance you qualify for a VA loan.
A VA loan is one of the most powerful ways to buy a home with $0 down and no private mortgage insurance. They’re backed by the Department of Veterans Affairs and designed specifically for eligible borrowers, pairing flexible underwriting with competitive rates,
Understanding VA Loan Eligibility
A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs, enabling eligible borrowers to buy or refinance a home with flexible terms and often a $0 down payment.
Typically, eligibility includes active-duty service members, veterans, and certain surviving spouses.
Service history and discharge status matter: common benchmarks are at least 90 days of active service during wartime or 181 days during peacetime, with an honorable or otherwise qualifying discharge.
Some surviving spouses may qualify, especially if the veteran died in service or from a service-connected disability.
Certificate of Eligibility and Required Documentation
Your Certificate of Eligibility (COE) tells lenders you’re entitled to VA home loan benefits.
You can obtain a COE in minutes through the VA’s portal or by asking a VA-approved lender to help. Many borrowers find it fastest to have the lender pull the COE directly, but you can also obtain a COE online through a trusted lender resource.
Common documents lenders may request include:
- Veterans: DD Form 214 showing character of service and service dates.
- Active-duty: Statement of Service signed by your personnel office or command.
- Reservists and National Guard: Points statements and proof of service.
- Surviving spouses: VA Form 26-1817 and, where applicable, the veteran’s DD-214, marriage certificate, and the veteran’s death certificate
Keep digital copies handy. Clean documentation is the quickest way to verify VA loan eligibility and move to preapproval.
VA Loan Entitlement
VA loan entitlement is the amount the VA will guarantee on your behalf, which reduces lender risk and unlocks benefits like no down payment for many borrowers.
Understanding full vs. partial entitlement helps you plan for potential down payment needs and future use. When your loan amount exceeds what your remaining entitlement fully covers, VA loan limits in your area may affect whether a down payment is required.
Entitlement can be restored after paying off a VA loan and selling the home, or via one-time restoration in certain scenarios. That flexibility is why many borrowers can take advantage of the benefit multiple times over a lifetime.
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Entitlement situation
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What it typically means
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Down payment likely?
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Notes
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Full entitlement available
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No active VA loans, prior VA loan paid off and home sold, or entitlement fully restored
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Often $0 down
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Strongest path to no-down-payment financing
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Partial entitlement (some used)
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You still have a VA loan, kept a VA-financed home, or had a past default
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Possible
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A down payment may be needed if the purchase price exceeds what your remaining entitlement covers
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Buying above local conforming limits
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Loan size exceeds standard limits
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Possible
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A portion down may be required. Check your market’s VA loan limits
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What Properties Qualify for a VA Loan
VA loans are for primary residences. You’ll certify that you intend to live in the home. Investment-only purchases don’t qualify.
Eligible properties include single-family homes, VA-approved condos, manufactured homes, and 2–4 unit properties if you’ll occupy one unit.
VA appraisals assess value and minimum property requirements. Timelines are often comparable to other loans, and VA appraisal myths exaggerating delays persist.
What Credit Score and Income Do I Need for a VA Loan?
The VA doesn’t set a universal minimum credit score, but most lenders use their own benchmarks, commonly around 620.
In addition to debt-to-income (DTI), VA underwriting emphasizes residual income, or the funds left each month after major housing costs and obligations, to ensure borrowers can manage everyday living expenses.
Because lenders may apply overlays, like stricter credit or income checks, comparing more than one lender can improve your chances and rate. The key is to pair a strong payment history with stable income that supports DTI and residual requirements.
Do I Need to Pay the VA Funding Fee?
The VA funding fee is a one-time charge that most borrowers must pay when they take out a VA-backed home loan.
In general, the fee applies to eligible service members, veterans, and certain surviving spouses who use a VA loan to buy, build, or refinance a home.
The exact funding fee amount depends on whether it's a first-time or subsequent use for your VA loan benefit, the size of your down payment, and the type of loan. It can generally either be paid upfront or rolled into your mortgage.
Some borrowers are exempt from paying the VA funding fee. Exemptions generally include veterans receiving VA disability compensation, veterans who are eligible for compensation but are receiving retirement or active-duty pay instead, and certain surviving spouses.
Because eligibility rules can be specific, you'll need to confirm your exemption status with the VA or their lender during the loan process.
The Bottom Line
Eligibility for a VA loan ultimately depends on service history, discharge status, available entitlement, and lender underwriting, so confirming your Certificate of Eligibility and reviewing your financial profile early can help you understand exactly how the benefit applies to your situation.
Frequently asked questions
Who is eligible for a VA loan?
Eligible applicants include active-duty service members, veterans with qualifying discharge, and some surviving spouses of veterans who died in service or from service-related causes.
What is a Certificate of Eligibility and how do I get one?
A Certificate of Eligibility is an official document from the VA verifying your eligibility for a VA loan; you can request it online through the VA or ask your lender to obtain it for you.
Do I need a down payment for a VA loan?
VA loans for eligible borrowers typically require no down payment, making homeownership more accessible.
What credit score do lenders typically require for VA loans?
While the VA does not set a minimum, most lenders look for a credit score of around 620 or higher.
Can I use a VA loan more than once?
Yes, you can use your VA loan benefit multiple times as long as your entitlement is available or restored.
