VA Loan Eligibility in 2026: The 90‑Day Rule, Guard/Reserve Title 32, and What Documents You Need
In January 2026, eligibility questions are a top search topic—especially for new active-duty members, National Guard, and Reservists trying to understand the 90-day minimum and whether certain Title 32 activations can qualify. The headline version is simple: eligibility is real, but documentation decides. Use the calculator below to estimate your most likely path to a Certificate of Eligibility (COE), then confirm the official answer through VA.gov or your lender’s Web LGY request.
What “90 Days” Actually Means
- For current service members, the VA lists 90 continuous days (no break) as the minimum active-duty service threshold.
- For Veterans, rules depend on when you served, plus exceptions like service-connected disability discharge.
- Eligibility is confirmed on your COE—not by a social post, recruiter quote, or lender guess.
Guard/Reserve: Title 10 vs Title 32
- The VA distinguishes non-training Title 10 active duty from other service periods for the 90-day path.
- National Guard members may also qualify via certain Title 32 activations if documentation shows the required activation sections.
- If you don’t have qualifying orders, the 6-year rule can still qualify many Guard/Reserve members.
Why Documentation Is the “Real Gate”
- A clean DD214 matters, but Guard/Reserve files sometimes need points statements, DD220 + orders, or NGB forms.
- Small code or date details can change how the VA evaluates eligibility in Web LGY and COE review.
- The tool below builds a targeted checklist you can hand to your lender immediately.
Fast Next Step (No Guessing)
- Use the eligibility tool to estimate your likely path and required documents.
- Then request the COE online, or have a VA lender request it through Web LGY.
- When you’re ready to shop, compare real offers—rate, fees, and timeline—not just the “headline” rate.
What the 90‑Day Active‑Duty Standard Means in 2026
If you’re currently serving, 90 continuous days is the core minimum service threshold. The practical takeaway is that this standard is about service length and continuity, while the COE is the document that proves it for the mortgage system. For Veterans, the minimum service rules depend on service period and exceptions—so your service dates matter.
The COE Is the Only “Final Answer”
Eligibility questions get simplified into headlines, but lenders and underwriters rely on your Certificate of Eligibility (COE). The COE reflects your VA-recognized eligibility basis and entitlement details—so it’s the document that prevents surprises after you go under contract.
- The VA describes the service-member minimum as 90 continuous days—meaning one uninterrupted stretch of service. If you’re close to the threshold, a short break can change the calculation, so confirm continuity before you plan a purchase timeline.
- Veteran eligibility is tied to the service period and the VA’s minimum service rules for that period. If you separated early, qualifying exceptions and disability-related discharge pathways can matter more than the “headline” day count.
- Meeting the minimum service requirement does not replace underwriting. You still need lender approval on credit, stable income, and occupancy—so treat eligibility as the entry ticket, not the finish line.
- Confirm your service type and continuity (active-duty continuous days or qualifying orders for Guard/Reserve).
- Request the COE early (online or via lender) so entitlement details are known before you write aggressive offers.
- Use the COE to obtain a true pre-approval, then compare lender pricing with consistent assumptions.
How Guard and Reserve Eligibility Works: Title 10 vs Title 32
Guard and Reserve eligibility is usually decided by qualifying orders or the 6‑year creditable service rule. The key is that the VA distinguishes non-training active duty and specific Title 32 activation documentation. If your paperwork doesn’t show the right basis, the COE request can stall even when your service is real.
| Category | What It Usually Means | Why It Matters for Eligibility | What to Validate |
|---|---|---|---|
| Title 10 Active Duty (Non-Training) | Federal active-duty service (not basic/annual training) that can establish a 90-day path. | The VA lists a minimum service path for Guard/Reserve when you have at least 90 days of non-training active duty. | Orders category, dates served, and whether the documentation supports “non-training” active duty status. |
| Title 32 Activation (Selected Sections) | National Guard activation under specific 32 USC sections that can establish a 90-day path with a consecutive-day requirement. | The VA lists a Guard eligibility path for 90 days of active-duty service including at least 30 consecutive days with qualifying activation documentation. | That your DD214 shows the qualifying 32 USC activation sections (or acceptable alternate documents for activation date). |
| 6 Creditable Years | A service-length path for Guard/Reserve members who don’t have qualifying 90-day orders. | The VA lists 6 creditable years (still serving or honorably discharged/retired) as a minimum service path. | Creditable years total, character of service, and whether you’re still serving or honorably discharged/retired. |
- The fastest closings happen when Guard/Reserve borrowers treat documentation as a pre-approval task, not an escrow task. If the COE request needs follow-up, it can delay underwriting even when the home and contract are otherwise clean.
- Title 32 questions are rarely solved by “what someone told you.” They’re solved by whether your DD214 (or alternate approved documents) show the correct activation details that the VA recognizes for eligibility.
- If you don’t meet a 90-day path, the 6-year rule may still qualify you. That’s why points statements, NGB forms, and proof of honorable service can be the difference between “not eligible” and “approved.”
VA Eligibility Snapshot Tool (COE Path Estimator)
This tool estimates your most likely eligibility path and builds a COE document checklist. It does not replace the official COE decision, but it helps you avoid the most common delay: requesting a COE without the correct supporting documents for your service type.
1) Enter Your Service Details
Limitations
This is an educational estimator to reduce documentation mistakes and improve timing. The official determination comes from your VA Certificate of Eligibility (COE). Lenders also apply credit, income, and occupancy rules.
2) Your Estimated Eligibility Path + COE Checklist
This will generate a practical next step and document checklist based on VA.gov guidance.
COE Document Checklist (Based on Your Inputs)
- Run the eligibility tool to generate your checklist.
How to Use This Result
- If you look eligible now, the speed move is requesting your COE immediately and confirming entitlement details before you write aggressive contract dates.
- If your result is “needs confirmation,” treat it as a documentation task—gather the checklist items and request the COE so VA can confirm the basis.
- If you look not eligible yet, the result still helps by showing which service milestone or document typically unlocks the next eligibility path.
COE Documents That Prevent Delays (Especially for Guard/Reserve)
The fastest eligibility wins come from submitting the right COE documents the first time. For active duty it’s usually a statement of service, while Guard/Reserve paths can depend on DD214 codes, points statements, or NGB forms. If you’re shopping a competitive market, the COE is a readiness tool—not a paperwork formality.
- Active-duty service members commonly need a signed statement of service that includes identifying information and the date entered duty. This prevents unnecessary back-and-forth when you don’t have separation papers yet.
- Activated Guard members may need more than a standard DD214 if their path depends on qualifying Title 32 activation. The VA lists specific activation sections and also recognizes alternatives such as annual point statements or DD220 with orders.
- Discharged Guard members who were never activated often rely on NGB Form 22 and NGB Form 23 plus proof of character of service. Having these ready up front reduces the risk that a pre-approval stalls after you’re under contract.
- Use the eligibility tool above to generate your personalized checklist and copy it into an email to your lender.
- Request the COE online (or via lender), then verify the eligibility basis and entitlement details match your planned loan scenario.
- Only after COE clarity should you optimize the rest—rate shopping, lock timing, and offer strategy.
What the VASP Ending Means for Borrowers in 2026
VASP is closed to new submissions, but approved borrowers can remain in the program. If you’re behind on payments, VA guidance emphasizes contacting your servicer early and working with VA loan technicians on standard options like repayment plans, forbearance, or modifications.
- If your servicer didn’t submit your VASP paperwork before the cutoff, you can’t newly enroll now. That makes speed and documentation critical—because alternative loss-mitigation options still depend on clear communication and timelines.
- If you were approved before the program closed, the VA indicates you can stay in the program. That distinction matters because “VASP ended” headlines can cause unnecessary panic for borrowers already approved.
- If you’re facing hardship, the best decision move is not guessing which program applies. It’s contacting the servicer and using VA counseling resources to map the most realistic option for your case.
Eligibility, Title 32, Rates, and VASP: 10 FAQs
These answers are written for clarity and speed, but the official confirmation for eligibility is still your Certificate of Eligibility (COE). If your case is unusual, request the COE and submit the documentation VA asks for your service type.
Do active-duty service members qualify for a VA loan after 90 days?
Yes for the minimum active-duty service requirement. If you’ve served 90 continuous days without a break in service, you generally meet the minimum service threshold to request a Certificate of Eligibility (COE). Your lender still must verify income, credit, and occupancy.
Does National Guard Title 32 service count for VA home loan eligibility?
It can. The VA lists a Guard eligibility path for at least 90 days of active-duty service that includes at least 30 consecutive days when the DD214 shows qualifying 32 USC activation sections. Eligibility is confirmed by the COE, not a rule-of-thumb.
Does basic training or annual training count toward the 90-day requirement?
Not always. For Guard and Reserve members, the VA specifically describes the 90-day Title 10 path as non-training active-duty service. Some Title 32 activations may qualify depending on the orders and documentation, so the COE is the final confirmation.
Do Reservists still need 6 years to qualify for a VA loan?
The 6-year Selected Reserve rule still exists, but it isn’t the only path. If you have at least 90 days of non-training active-duty service, you may meet a separate minimum service requirement. Your COE will show which eligibility basis applies.
What documentation is needed to prove Title 32 service for a VA loan?
The VA commonly relies on a DD214 that shows qualifying 32 USC activation sections. The VA also lists alternatives such as an annual point statement or a DD220 with accompanying orders to document the activation date. Submit through VA.gov COE request or Web LGY.
How do I request a Certificate of Eligibility in 2026?
You can request a COE online on VA.gov, ask a VA lender to request it through the Web LGY system, or mail VA Form 26-1880. The best method depends on speed and whether you already have the correct service documentation in hand.
Is Guard or Reserve eligibility retroactive if my qualifying service was years ago?
If your past service meets today’s minimum service rules and you can document it, the VA can evaluate it when you request a COE. Retroactive questions are resolved by the COE decision, so your documents (DD214, points statements, orders) matter.
Are VA loan interest rates expected to change in 2026?
Rates can change daily and are influenced by inflation data, Treasury yields, and mortgage-backed securities pricing. Many forecasts call for gradual easing if inflation continues to cool, but timing is uncertain. The practical move is to shop lenders and lock strategically.
How does the VASP program ending affect VA borrowers?
VASP is closed to new submissions, so borrowers can’t newly enroll if their servicer didn’t submit in time. If you were approved before the cutoff, you can remain in the program. Otherwise, VA recommends working with your servicer and VA technicians on standard loss-mitigation options.
Can a surviving spouse qualify for VA home loan benefits in 2026?
Yes in certain situations, such as eligibility for specific Dependency and Indemnity Compensation (DIC) categories or being the spouse of an active-duty member who is MIA or a POW. The COE request requires specific forms and supporting documents, depending on your case.
Helpful official pages: VA Eligibility, How to Request a COE, VA Help to Avoid Foreclosure (VASP).
