On Jan. 1, 2020, it became easier for you to use your next VA home loan benefit to purchase, refinance, or construct a home with no down payment, regardless of the cost of the home. The VA home county loan limits were eliminated as part of the Blue Water Navy Vietnam Veterans Act of 2019 for Veterans and service members with full entitlement.
Historically, VA only guaranteed home loans up to the county conforming loan limits (CLL) as determined by the Federal Housing Finance Agency. These loan limits reflect the changes in average U.S. home prices at the county level. If you chose to purchase, refinance, or construct a home above the CLL, the lender would likely require a down payment from you before they would choose to close on the loan. In counties such as San Diego, Calif., or Arlington, Va., the limit is much higher to reflect the average cost of a home. This meant that when using your VA benefit, the lender–not VA–would require you to pay up to a 25% down payment on any amount above the county limit.
As of January 1, first-time homebuyers, or homebuyers who have sold their home and have full benefit entitlement available, will no longer have to worry about loan limits or down payment requirements when purchasing, refinancing, or constructing a new home.
When purchasing another home using your VA loan
Conforming loan limits will impact those who want to purchase a second (or subsequent) home using a VA home loan. For those that currently have a VA home loan and plan to keep it and purchase a new home using a VA-backed loan that is more than $144,000, the rules are different.
- You must be able to afford all the loans at the time of closing.
- The next home you purchase must be your primary residence.
- VA may be able to back the next loan, but it will depend on your remaining entitlement and the conforming loan limit (CLL) for your county.
Your basic VA home loan entitlement starts at $36,000 and goes up to 25% of the loan amount. The amount remaining on your entitlement after purchasing your first home will impact how much of a down payment will be required for your next purchase.
If the county CLL is $500,000 and your last loan was for $500,000, then you have no entitlement remaining.
If your first loan was for $200,000 and the second is for $400,000, the CLL for your next home would need to be at least $600,000 if you want the no-down payment option, otherwise you’ll have to pay a down payment on the amount above the CLL. Note that the county that will determine your loan limit is the county in which your next home is located.
In practice
We’ve come up with more examples of how this would work in practice, which can be seen here.
As each case is different, your first step should be to request your certificate of eligibility, which will show your remaining VA home loan entitlement. If you need assistance determining what this means for you, reach out to your lender or a VA loan specialist.
As with any home loan decision, you should speak with your lender(s) or a loan specialist at your VA Regional Loan Center to go over your options when purchasing your next home.
Only you can determine what is best for your personal and financial needs.
Whatever the case, speaking to a loan professional about your options and shopping around for the best situation for you is key.
Remember, the VA Home Loan Program staff are here to assist you. For more information on VA home loans go to: www.benefits.va.gov/homeloans.
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One of my uncles is an army veteran and he would like to find a way to have an extra source of income. I found it interesting when you said that if you buy a second home using your VA loan, it must be your primary residence. I will let him know that he can remodel his actual home so that he can rent it and that way he can live in a new house and also have his first property making money for him.
We want to purchase 2 acres in a controlled access development and build later. Can we get a va loan for the property only now.
Is there a home equity loan program for vets?
[Editor: Check out the Cash-out loan info, here: https://www.benefits.va.gov/homeloans/purchasecashout.asp ]
There is not but you can get a cashout loan instead which offers a much lower rate than a heloc and which is also usually not tax deductible where as a 1st mortgage is up to the loan amount of $750k.
Rob McCarthy
Senior Mortgage Advisor
My name is John Dickerson, and I’m interested in a V.A construction loan.
We have a responsibility to educate ourselves. I feel sorry for the moderators having to paste the same responses over and over.
The VA Loan Program does not lend anyone money. They just guarantee the lender that they will pay the mortgage if the veteran defaults. Plus, there are reduced interest rates and you don’t have to pay the insurance if you don’t have a down payment. I can’t remember the name of it at the moment.
The lender and only the lender fronts the money. If your credit score is bad then lenders don’t want to lend to you. If you don’t like it, make life changes.
The link to the VA is broken btw.
Yes but you’re entitlement is less. Call the VA home loan agent 1-888-349-7541 to determine your benefits left or talk to a lender who deals with VA home loans and they’ll inform you of your remaining entitlements. Best practice fist is to pay for it but I understand that it happens. I was medically retired in 2012 and didn’t receive benefits for a year, I was trying to sell our home in 2012/2013 when government shutdown and the person who was buying my home lost their loan so instead of foreclosure I did the next best option deid-in-lieu-of. It still hurt but in 2016 I bought our new home with the VA loan. I also now have VA mortgage insurance/protection to prevent that again.
Has the credit score requirements changed? My score is stuck at like a 578 and no matter what I do I can’t get it to go up. My brother used my name on an electric bill and also with direct TV and AT&T and I have disputed it over and over and can’t get it removed from my credit report and I dont want to file charges against him. I’m also a first time home buyer I have a wife and we have 3 young kids and owning a home is our biggest dream and it would mean so much to our children not mentioning how happy it would make our kids. And save money from paying over 600 a month in rent. I’m open to any help or any suggestions would greatly be appreciated.
Unfortunately you have to take your brother to court. It’s the only way they will remove a dispute because it shows proof that yes he truly did do this. The longer you wait to hold your brother accountable the harder it’s going to be to provide evidence. It’s easy to just say “oh, that AT&T payment isn’t mine”, you will need concrete evidence to say that fraud did occur. Good luck.
Actually, you only have to prove that it wasn’t you that made the charges. Fraud is fraud, its not your job to take the law into your own hands and investigate any instances of fraud, be it your brother or not. If fraudulent charges are on your credit report, dispute them with both, the credit reporting agency and the company which reported it to the credit agency. Also, refer to the FCRA, Fair Credit Reporting Act. This spells out clearly how fraudulent charges and any other unfair reports on your credit reports must be handled. All the best!
P.S. Its never the victim’s responsibility to prove that an instance of fraud transpired, you only have to prove that it wasn’t you! Who did it, is not your responsibility or your concern, leave that to law enforcement.
Not true. According to his statement he has disputed several times and still has not been removed. At this point we do not know the reason why the agencies are not honoring the dispute, but certainly knowing who did it and filing against the person who stolen his identity will help the case. It could be they share the same address, have similar names or something like that. Either way if you have not been able to get these issues removed from your credit, work with a credit counselor.
Hurry up and wait – I began my VA paperwork for loan – for home construction with the Phoenix VA – after a year and half or so, and thousands of dollars out of pocket expenses, I thanked this office for their work (?) and withdrew my tons of paperwork which I trashed. Clearly this office doesn’t have a clue as to what or how to process a home construction loan. My credit was very good, good six-figure salary, but back to square one – homeless Vietnam War veteran, USMC, 1968 – HGB
My mother in law will soon be signing her home over to my wife & I. I have not used my VA loan benefits. This isn’t a purchase, just a transfer. The home needs repairs & improvements. Is there a VA benefit that can help us with those costs?
You could always use your benefit to cash-out refinance
Homeless w 100k + salary? Good one.
My State VA financed home is now paid for. Have never used the federal program. My house is in need of repairs and updating. Is there some way I can use federal VA to get a second mortgage or HELOC type of loan to update and repair my home? I am 100% disabled, but the upgrades and repairs are not the type that woud use the VA loan for disability upgrades.
I was foreclosed on aVA loan in 2013 for 70000 $ can I get another VA loan?
Just get a CoE from VA. In it will let you know but most likely you’ll get about $70,000 VA entitlement which should be enough for other VA guaranteed 0 down mortgage.
Own a home in AZ when we were active duty. Moved back home to PA. Was sued by a dentist in AZ and default judgement since we were in PA and had no clue they even filed a suit against us. They tried taking our house and we were forced into Chapter 13 bankruptcy (we are still paying our mortgage as that was not included) to avoid this dentist from selling our house via sheriffs sale. We are stuck renting in PA for all eternity apparently. If we sell our house in AZ after the lien is removed, can we somehow possibly get a VA loan while in active bankruptcy? I’m sick of paying twice the amount to rent a small home when we could buy something much bigger and pay less per month!
https://www.benefits.va.gov/HOMELOANS/documents/docs/guaranty_calculation_examples.pdf
Editor,
On the above-linked document there is a arithmetic error on Example #1. It says “Maximum Guaranty: $1,200,000 × 25% = $400,000” but $1,200,000 × 25% = $300,000
Please change the $400,000 to $300,000
[Editor: Thanks, Michael. Submitted.]
I’ve heard that the VA has a 620 credit score minimum for home loans but the editor is saying that is not the case. Can you link me to something that says that is not the case please? I need to buy a home in the worse way…
[Editor: https://www.benefits.va.gov/BENEFITS/factsheets/homeloans/VA_Guaranteed_Home_Loans.pdf ]
I have been gifted a fixer upper from a family member. I am 100% disabled is there any programs with the VA that could help me to fix up some of my house?
VA Construction loan will allow you to do the work needed to fix the place up while putting the cost into a mortgage.
HI HOW DO I REGISTER ??
I have contacted over fourteen supposed VA realtors. Seven ignored me four lied to me three ignored my information. I have discovered near all realtors who “specialize in helping vets” are in it for the money. I want a double wide or modular home on a small spot of land. That’s it. I have given the realtors my financial information. I’ve had my emails flooded with three and four bedroom homes even though I told the realtors what I wanted. Four agencies told me the VA wouldn’t allow me to get a double wide. Even though I sent them a copy of the section stating the VA would ! It’s money period. They won’t make as much money arranging a small home purchase so I get lied to, or ignored. I served my country and VA member in my community. I have now gone from looking for an honest realtor, to giving up.
Richard bud, f the realtors. Just go to the lender and arrange VA loan with them. Go to the mobile home dealer and arrange purchase with them. Most likely you’ll want a construction type loan to setup foundation. Realtor? What for?
It’s not the VA that’s denying you it’s the bank they typically won’t loan on a double wide because it’s what they call a bad loan due to depreciation and longevity of them. Some even have problems with the lego houses. First talk to a lender normally for what you’re talking about you’ll find the lender at the home site that shows the models. If not go to one of the places that sells or shows the different models or layouts of double wides and ask them for lenders names to contact. You’re in a tough situation limiting yourself to mobile, or modular. Maybe talk to a lender and home builder to wrap both loans or bridge loan the land and home together. This was you have a spot of land and a small ranch style house. That would be the same concept right? I tried what you’re doing that’s why I looked into the latter but only had 30 days as we were losing our rental. Hope this helps.
Anyone who has a job is in it for “the money”. However, the realtors are right. The VA loan is lending program not a lender. A lender is the one who fronts the money. The VA promises that they will pay the loan if you default, plus we we get very low interest rates. Just because the VA will allow it doesn’t mean a lender wants to front the money.
The majority of lenders will not finance used mobile homes, as they only depreciate. You could go through a new dealer where they have special financing available, but you have to have land or pay to park it in a trailer park. That is a very poor choice, because now you have a lot payment for life. The VA doesn’t lend on property.
I learned all this by researching.
I know a Realtor who is all about helping Vets & Seniors in the Tampa Bay area. Reach out if it may help you.
Where are u buying?
Rob McCarthy
Senior Mortgage Advisor
I am a retired veteran who has never used my VA certificate for a loan on a home. Currently my home is financed under conventional loan. Can I use my VA loan to refinance my home?
I have the same question. Can I refinance from VHA to VA. I have half my house paid off with a high 6% rate and want to lower it.
can closing costs being included in a
VA loan ?
[Editor: Yes: https://www.benefits.va.gov/HOMELOANS/purchasecashout.asp ]
I would like a response from the VA about an appeal I sent to request VA funding fee reimbursement for Vets (like me) who buy a forever home on terminal leave. I believe a waiver should be allowed for Vets to request reimbursement for the fee is found disabled (more than 30%) up to 12 months post retirement.
There is a loophole for the VA a funding fee is collected when a Vet is on Active Duty. However, most families relocate during their terminal leave (intended to job and house hunt for their next chapter). While a disability exam is processing, no results are provided until after the official retirement date.
Retirement is a process, and I would really like to point out those behind this policy have already declined my two time request to change this.
I request a relook instead of restating the current policy, which clearly isn’t sensible or supportive to veterans!
Credit score why??? I’m 100% disabled bent over by Med board and booted with 15 days notice with dis and retirement pay took two years to sort out and get paid properly. I can’t work and have small children. How am I supposed to correct a credit score again to buy a house when rental price X22Report any house payment leaves me broke. No worries I no VA practices are just supposed to look good on paper not really help…
How is it that any home ownership report leaves you broke? I understand not getting paid as I was medically retired no pay for a year w/ 3 kids and a wife. My wife is my caregiver but they stopped her pay during a VA revamp. I’m 100% permanent and totally disabled. I receive now my VA disability and social security. We lost our home when I was medically retired that went deid in lieu of instead of foreclosure. Lived w/family until started getting paid, rented for 4 years they wanted to charge $1,600 a month after 4 years of renting so went month to month and were told the owner sold the house we had 30 days to move. Explains the sudden hike in price. We moved bought our home VA loan next year filed bankruptcy. Now we have our eldest son and his wife that had to move in with us because they fell on hard times. Moral of what I’m trying to get to is I only receive VA disability at 100% permanent and total and weak social security no other income. With a credit score of 592 transunion. We have zero credit cards don’t want them can’t get them nor could afford them. My wife can’t work as she is my caregiver but not paid anymore but we learned to live in our means and not over extend ourselves or spend like I was able to when I was still in the military making over 3x what I make now. We have a cell for my wife and I a truck to transport me and our family to anything, basic cable, and internet, and a home with garage on two acres in the country and it’s a brick, mortar, foundation and 2×4 6″ spread walls. Everything I get done is at the VA medications, treatments, surgeries, and physical abuse. I still pay for blue cross blue shield for the entire family and tricare. All our bills are paid every month our family has clothes on their backs, food in their bellies, and comfortable beds and bedrooms for each w/o having to share. Every need is met and some pleasures like Ps4 video games and going to the movies are possible occasionally all of my little pay. We learned to go out and do the free things too. This year was the first year I seen a pay raise of a total and $56. It’s all possible with and by cutting out the excess to have the basics that we’re entitled to. I know it’s hard talk to a VA mortgage rep about getting a certificate of entitlement or how much benefits you have left. You could also talk to a lender that does VA loans and they’ll inform you of your benefits or what’s left and if necessary get you on track for a home. I know it’s garbage how much we have to fight for poverty level care and pay, and how demeaning it is. But as a husband, a father of 4 w/ a daughter in law I’m grateful to be able to provide them with what I listed. Does it hurt yes but I’ll sacrifice any pleasures for myself for my family. Not trying to be a insensitive (insert your own descriptive choice word or words), just trying to show it’s possible with love and support from your kids and spouse first and foremost and then your family and friends. Never give up fighting for what you believe in or what you’ve earned. I KNOW ANY BROTHER OR SISTER IN ARMS IS CAPABLE OF ANYTHING REGARDLESS OF THE SITUATION AND OBSTACLE ALL BECAUSE OF THE BLOOD THAT WE AND OTHERS BEFORE US SHED IN THE BELIEF IN EACH OTHER AND OUR WAYS ON ALL LANDS FORIEGN AND OR DOMESTIC.
If you had a presumptive disability rating, you wouldn’t have paid a funding fee. https://www.benefits.va.gov/BENEFITS/factsheets/serviceconnected/presumption.pdf
The credit score is still the issue. Fix the credit score. Make it so those of use who have been screwed by past failures can actually get a home an stop renting.
VA does not have any credit score requirements. That’s all on the lender. If one of them doesn’t approve you, you can always look for another one, or try a down payment if that’s what it takes.
Yes!! It’s definitely not fair. So many vets can’t use their loan entitlement for this reason. I would gladly rather put money down for a no credit score bullsht requirement.
[Editor: VA does not have a minimum credit score requirement. Those are imposed by some lenders. You should find a bank or lender that works best for you.]
When will the VA start doing Construction loans? Any suggestions where to go? The VA has been great to me for my service. Thanks to Trump for the mission act and other benefits all of us who served.
Try a construction bridge loan into a VA mortgage loan. If you construct the house yourself – the value of the bridge loan will be less than the appraised final VA loan. I have used this strategy to put nothing down on the bridge loan. How? – Buy the land with a low down payment and use the new home/land value appraisal to acquire the bridge loan. Builders have been using this method for years. All the best, Eric.
We want to build a new home in Rossville, Ga. Who and where should we talk to about a home construction loan.
Why do I have to wait 2 years after a chapter 7 bankruptcy when I have less debt and a higher credit score to get a VA backed loan ?
[Editor: VA does not have a minimum credit score. Shop around for a loan from a bank or lender that works best for you.]
If you have funds remaining on your VA loan, can you use them for home improvement on a secondary but primary residence?
[Editor: More info on cash-out loan, here: https://www.benefits.va.gov/homeloans/purchasecashout.asp ]
So this change is primarily for Vets who are looking to purchase a second home? For all of us who only have one property it is still business as usual?
Actually, the law removed the loan limit cap. So if you want to buy a high value home with no down payment, you can now do that. Before you’d have to pay a down payment for loans over the “county loan limit.” Also some changes to the funding fee, and waiving of the funding fee for Purple Heart recipients who are currently serving on active duty.
I am interested in refinancing my existing mortgage. How can the VA help me?
[Editor: VA offers an Interest Rate Reduction Refinance option: https://www.benefits.va.gov/homeloans/irrrl.asp ]
This link does not work. Functional link:
https://www.benefits.va.gov/homeloans/irrrl.asp
I have a question. I have paid off all my bills. My credit is still 556. But I would like to know why I still can’t get a home loan.
I tried so hard to get my credit and I don’t want to get any new credit cards because it will lower the score. I can’t win for nothing. I am a member of the American Legion and the VFW. Retired after 20 years in the Air Force. But it seems like nothing is working for me. I am tired of paying someone elses mortgage payment. Can
somebody recommend something.
Peggy Marcelo TSGT, USAF Ret., LVN III.
Peggy, what city do you reside in? I might be able to point you in the right direction when it comes to obtaining a mortgage (I’m not a Lender). The issue might have to do with your income (or proof of income).
Yes getting new cards will hurt your credit score in the beginning, much the same as as buying a house or a new car will. But don’t think of what it will do to your score in the beginning but what it will do to your score 3-6 months down the road when you made your payments on said cards on time and get the limits raised (which will in doing so change your debt to available limit and thus increase your score). The trick is to never pay interest on your cards, ever. What I mean by that is do use them, but instead of paying the minimum each month make sure you pay it down to a $0 balance before the interest gets tacked on. This is to your benefit as it will show lenders (like the those for VA home loans) that you are responsible and in control of your finances, and your score will increase because your debit to credit limit will be low. For instance say you are using $600 on a credit card and its limit is $1000, thus you are using 60% of your credit limit which is bad. Your goal is to never have a usage of more then 20%, anything over that will drastically hurt your credit score. So to bring it down to that 20% usage of credit window you can either $450 ($50 more just to be safe and get past the interest junk) to bring it under 20%, can pay it down completely to $0 (but don’t close it, as that will have a negative effect on score as well), or you can do what most would say not to do (I’m not most) open a new credit card (or a few) and raise your credit limit up (lets say its another limit of a $1000 so now your usage is $600 to a limit of $2000 for a usage percentage of 30%). The next step for helping your score is making payments monthly and on time, having the higher limits is nice but if you are making payments every month on all the cards you won’t see it increase the score, use the cards. whatever bills you have, pay them with the credit cards instead of from your checking/savings account directly, then on the bill date of the cards bring the balance back to $0 (you can pay back down the card at any time actually, all you’re looking to do is to show lenders that you “can manage your money”, its how they can tell). That is what I did, when I was getting out the Army I had a score of 550, took a Real Estate Seminar (do not recommend them, they are scams and going to rob you of your money, but the way to build your credit score up is the most important thing I got from it) while I was in process of getting out. I paid all my bills on the 1st of the month with credit cards, and then in a few days I would pay the credit cards back down to $0 so that I would avoid the interest charges. I did this (and still do) for 2 years and brought my score up to a 655 at that point, and went from having a credit limit of $500 to a credit limit of $30k by getting increases to the limits on the cards every few months and thus keep that % usage down at all times. At that point I was able to buy my current home and was approved by the VA Home Loan, have Refinanced with the VA once already. Another tip is to not spread out credit card or any loan applications, as each will do an inquiry on your credit score and affect it neg as well (but can be taking care of and removed in few months), there is a 3 day window where no matter how many inquiries are done in that time frame they will count as though only 1 company is looking at your credit and thus a very small impact on your overall score. So if going to plan on getting a new vehicle or home (don’t do these 2 too close together though, only rule to make note of), get your card limits increased, apply for new cards/loans then do it all at once in those 3 days to limit the impact of your score. ***Would like to point out at this point, I’m not a financial advisor/lender/Realtor/Real Estate Agent, so don’t think that what I’ve shown/said will be the same out come for you. Don’t hold me to blame or accountable if it doesn’t pan out for you as it does for me. This is free advice, and if you need help then by all means ask as I’ll help the best that I can to go into greater detail (as there is a lot more to it then what I’ve stated).***
Peggy you can increase your credit standing by submitting your payment history for things like rent, utilities and cell phone bills. Experian Boost has a program which permits you to do that. Additionally, while your credit score may lower slightly when making an inquiry, the inquiry stays on your record for 2 years but the adverse affect to your score becomes diminish before that time. Obtaining a secured card through bank programs that will automatically convert the card to an unsecured card with demonstrated payment history is an option. Additionally I have seen some credit card options where they will consider approving you without a hard inquiry on your credit report. You will have to do some research but sites like Nerdwallet is a good place to start. Also check out Dave Ramsey, who has some resources for non-conventional means. A few years ago I had ‘zero’ credit score because I was never involved in the credit system since its implementation. I start out with a secured card through my bank and within a year I was qualified for the type of car I wanted. Its doable, it just going to take some research and planning on your part to find less conventional (not predatory) means to obtain your goals. Best of success to you.
But the credit score is still 620 so no major difference when 70% of veterans don’t have that score
[Editor: VA does not have a minimum credit score. Shop around for a loan and bank or lender that works best for you.]
You wrote: “As of January 1, first-time homebuyers, or homebuyers who have sold their home and have full benefit entitlement available, will no longer have to worry about loan limits or down payment requirements when purchasing, refinancing, or constructing a new home.”
“…first-time homebuyers, or homebuyers who have sold their home…” is irrelevant to refinances. What are the changes involving refinances?
Well, this is clear as mud.
Long story short, if you already have a VA loan, you probably used a good chunk of your benefit entitlement. There was a change to the home loan program that basically let you use the no down payment without a loan limit (if you qualify for a high dollar loan), but that only applies to you if you’ve got your full benefit left.
So, either you have to have not used your benefit before, have sold your first home, or paid off your loan in full in order to make use of this new perk to the home loan benefit.
I WAS THINKING ABOUT REFINACNING AND PAYING DOWN SOME DEBT.
NOT HAVING TO PAY CLOSING COST INTERESTS ME A GREAT DEAL.
SEND INFO.
THANK YOU
CHARLES R MCGOUGH
[Editor: More info on VA’s Cash-Out Refinance Loan option, here: https://www.benefits.va.gov/homeloans/purchasecashout.asp ]
I was just turned down for a VA home loan by Pentagon Federal Credit Union. They said the VA would not approve my loan because I live in a 9 home gated community with no Homeowners Association and no Private Road agreement.
I bought this home on a jumbo loan with no HOA and refinanced it with no HOA and now that I want to use a VA loan to refi and save some money the VA has stupid rules that do not apply to any other mortgage loan! Thanks again VA,
I was just turned down for a VA loan because I live in a gated community of 9 homes with no Homeowners Association and no Private road agreement. What bureaucratic BS! Pentagon Federal Credit Union had financed this house on a jumbo loan when I bought it in 2013! I refinanced with Bank of America in 2016 and had a second mortgage with Pentagon CU again in 2017…. Never a problem! This develop has 9:homes— was built in 1998- so easily 30 and likely more mortgages have been issued on these houses, yet the VA says no!
I never had the right to say no to the Army in 28 years of service! Even as a 19 year old recruit when they pulled 3 teeth and years later I had to pay for implants and braces to correct the damage of alignment from no molars. Yes again the VA screws me! Thanks a lot for all of your bureaucrats!
Did the VA turn you down or did the loan company you went through turn you down? In my experience, it’s most likely the bank or mortgage company that refuses to give out loans as the VA, despite having many conditions, just goes by the information the bank gives them. Reach out to other lenders and see what they can do.
Correct my dd214 and veterans benifits
The VA doesn’t change your DD214.
The VA does have some forms you’ll need if you have to change your discharge though:
https://iris.custhelp.va.gov/app/answers/detail/a_id/478/~/amend-%2F-change-dd-214-%28or-other-military-records%29
Thank you