Veterans and service members have earned the right to use a VA loan through their dedicated service to the country.
This benefit offers the opportunity to purchase a home with no down payment, competitive interest rates, and no mortgage insurance.
However, not all veterans or service members will qualify due to specific eligibility requirements.
This is when an FHA loan becomes are great alternative for Veterans who get denied a VA loan. In this article we will take a deeper look at FHA loans to see if they could give you a path to getting approved for a mortgage loan.
Lending, in general, is less discretionary than one might think. Regardless of the lender, your application will be processed through either Fannie Mae’s automated underwriting system (DU) or Freddie Mac’s version (LP). Both systems are standardized across all lenders, reviewing your credit, income, assets, and other relevant factors.
They then render a simple “yes” or “no” decision. If the answer is “yes,” and the information provided by your lender is accurate and substantiated, you’re good to go. If you fail the automated underwriting system, your only other option for VA approval is a manual underwrite. In this case, an underwriter will override the automated decision, assessing your application based on the VA’s manual underwriting guidelines, focusing on the strengths of your file.
So, what if you don’t qualify for a VA loan? FHA loans may be a viable alternative to help you purchase a home. Like VA loans, FHA loans are processed through Fannie Mae’s automated underwriting system, but the FHA’s algorithm can, in some circumstances, be more lenient than the VA’s. There are two key differences between VA and FHA loans:
- VA loans typically require no down payment, while FHA loans require a 3.5% down payment.
- VA loans do not require monthly mortgage insurance, FHA loans do.
For a $300,000 FHA purchase, the monthly mortgage insurance would be around $130.
While VA loans offer more advantages than FHA loans, if it’s the difference between purchasing a home or not, and if you can afford the down payment and monthly mortgage insurance, exploring FHA as an option is worth considering. Using an FHA loan to buy your new home and allowing time to improve your credit, with the goal of refinancing to a VA loan later to eliminate the mortgage insurance, can be a solid plan.
In this Article
Comparing FHA Loan Requirements to VA Loan Requirements
FHA loans and VA loans are both designed to make homeownership more accessible, but their requirements and benefits cater to different types of borrowers. For veterans, FHA loans can serve as an excellent alternative if they don’t meet VA loan qualifications.
Credit Score
- FHA Loans: A credit score of 580+ qualifies for a 3.5% down payment, while scores between 500–579 require a 10% down payment. FHA loans are more forgiving of lower credit scores.
- VA Loans: VA loans don’t have an official minimum credit score, but most lenders prefer a score of 620 or higher.
- Why FHA? Veterans with credit scores below 620 may find FHA loans easier to secure.
Debt-to-Income Ratio (DTI)
- FHA Loans: Most lenders require a DTI of 43% or lower, but exceptions may be made for borrowers with compensating factors.
- VA Loans: VA loans allow higher DTIs, often up to 50% or more, depending on the lender.
- Why FHA? If a veteran has a lower credit score and a borderline DTI, FHA loans may be more accommodating.
Down Payment
- FHA Loans: Require a 3.5% down payment for scores of 580+.
- VA Loans: Offer 100% financing, meaning no down payment is required.
- Why FHA? Veterans who have exhausted their VA entitlement or require additional financing may turn to FHA loans.
Mortgage Insurance
- FHA Loans: Require both an upfront and annual mortgage insurance premium (MIP).
- VA Loans: Do not require mortgage insurance, but a VA funding fee is charged unless waived for eligible veterans.
- Why FHA? For veterans transitioning into civilian life or who don’t qualify for full VA benefits, FHA’s mortgage insurance can still provide a path to homeownership.
Eligibility
- FHA Loans: Open to any qualified borrower, regardless of military service.
- VA Loans: Restricted to veterans, active-duty service members, and some eligible family members.
- Why FHA? Veterans who lack full VA eligibility or are no longer eligible for VA loans can turn to FHA financing.
When FHA Loans Might Be a Better Option
FHA loans can be a lifeline for veterans who:
- Have credit scores below 620 or a limited credit history.
- Lack full VA loan entitlement or have already used their VA benefits.
- Are purchasing in areas where FHA loan limits may exceed their VA entitlement.
- Want to build credit or financial stability with the goal of refinancing into a VA loan later.
By offering flexible credit requirements, accessible down payment options, and fewer eligibility restrictions, FHA loans can help veterans achieve homeownership when VA loans aren’t a viable option.
“Veterans should consider FHA loans as a backup option, especially when transitioning out of active duty and building credit,” says John Lee, a veteran-turned-financial advisor.
Comparing FHA and VA Loans
| Feature | FHA Loan | VA Loan |
|---|---|---|
| Down Payment | 3.5% (580+ credit score) | None required (100% financing) |
| Credit Score Requirement | 580+ (500 in some cases) | No official minimum (most lenders prefer 620+) |
| Mortgage Insurance | Required for the life of the loan | Not required |
| Eligibility | Open to all who qualify | Restricted to veterans and eligible service members |
| Loan Limit | Varies by county | No official limit for full entitlement |
When to Choose an FHA Loan Over a VA Loan
- Lower Credit Scores: If your credit score is below 620, an FHA loan might be easier to secure.
- Not Fully Eligible for a VA Loan: Veterans who lack full VA loan entitlement might find FHA loans a more flexible alternative.
- Higher Loan Limits in Your Area: In high-cost markets, FHA loans may offer competitive limits compared to restricted VA entitlements.
Costs and Considerations of FHA Loans
While FHA loans offer significant benefits, it’s important to understand the costs involved.
Upfront and Ongoing Costs:
- Mortgage Insurance Premium (MIP): Borrowers pay an upfront MIP of 1.75% of the loan amount and annual premiums.
- Down Payment: While lower than conventional loans, 3.5% is still required.
- Loan Limits: FHA loan limits vary by county, and in some cases, VA loans may cover more.
How to Qualify for an FHA Loan
Qualifying for an FHA loan is straightforward, but it involves meeting specific criteria.
Key Requirements:
- Credit Score: At least 580 for a 3.5% down payment; 500+ requires a 10% down payment.
- Debt-to-Income Ratio (DTI): Most lenders prefer a DTI of 43% or lower.
- Steady Income: Proof of stable employment or income is required.
Documents Needed:
- Pay stubs, W-2s, or tax returns.
- Bank statements showing funds for the down payment.
- A valid government-issued ID.
“Preparation is key to qualifying for any mortgage. Veterans should gather all necessary documents in advance to streamline the process,” advises mortgage expert Sarah Jacobs.
How to Apply for an FHA Loan
Applying for an FHA loan involves a few simple steps:
- Choose a Lender: Look for lenders who offer competitive FHA loan terms and specialize in working with veterans.
- Get Pre-Approved: Submit your financial details to determine how much you qualify for.
- Complete the Application: Provide necessary documentation to finalize the loan.
- Schedule a Home Inspection: FHA loans require an appraisal to ensure the property meets minimum standards.
Frequently Asked Questions
Can veterans use FHA loans if they qualify for VA loans?
Yes, veterans can use FHA loans even if they’re eligible for VA loans. FHA loans are a good alternative if a VA loan doesn’t meet your needs, such as in cases of poor credit or insufficient entitlement.
Are FHA loans more expensive than VA loans?
FHA loans tend to be more expensive due to mortgage insurance premiums and required down payments. VA loans often save borrowers money, but FHA loans can still be a good option for veterans who don’t qualify for VA loans.
Can you refinance a VA loan into an FHA loan?
Yes, refinancing from a VA loan to an FHA loan is possible, but it’s not common. Refinancing should be carefully considered to ensure it’s financially beneficial.
Do FHA loans have loan limits?
Yes, FHA loans have limits that vary by county. These limits are typically lower than VA loan limits in high-cost areas.
What is the minimum credit score for an FHA loan?
The minimum credit score is generally 580 for a 3.5% down payment. Borrowers with scores between 500–579 may qualify with a 10% down payment.
How do FHA loans differ from conventional loans?
FHA loans have lower credit and down payment requirements than conventional loans. They also require mortgage insurance for the life of the loan, unlike conventional loans that drop PMI once you reach 20% equity.
Do FHA loans have prepayment penalties?
No, FHA loans do not have prepayment penalties, so you can pay off your loan early without additional costs.
Are FHA loans assumable?
Yes, FHA loans are assumable, meaning a qualified buyer can take over your loan under the same terms.
