VA Loan Requirements & Eligibility (2026)
Use the tools below (eligibility, COE path, and DTI snapshot) to self‑check fast, then verify entitlement, loan‑limit, MPR, and closing‑cost rules in the sections that follow.
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What has to be true for a VA loan to close?
VA loans are flexible, but they still have hard requirements. To close a VA‑backed loan, four things must line up: (1) you meet service and eligibility rules (VA can issue a COE), (2) your income and credit support the payment, (3) the property and occupancy meet VA standards, and (4) closing costs and fees stay within VA and investor limits.
- Eligibility: service length, duty status, discharge type, and surviving‑spouse rules drive whether VA will issue a COE.
- Income & credit: VA treats DTI as a guide (ratios above 41% get closer scrutiny) and weighs residual income and payment history heavily.
- Property: the home must be safe, structurally sound, sanitary, and used as your primary residence under VA occupancy rules.
- Costs: funding fees, allowable fees, and seller concessions must follow VA guidance (including limits on seller concessions based on reasonable value).
If you want a quick “am I in the ballpark?” answer, start with the eligibility checker and DTI snapshot below, then use the linked datasets and VA sources when you need exact tables or citations.
Interactive VA eligibility checker
This is a high‑level self‑check based on VA’s published eligibility guidance. It does not replace an official Certificate of Eligibility (COE), but it can help you understand whether you’re likely, possibly, or unlikely to qualify based on common service patterns and discharge considerations.
Step 1: Service & discharge
Start with your service category. The form then shows the minimum set of questions needed for a useful estimate.
Result: where you likely stand
Only VA can make an official eligibility determination. Use this as a planning tool.
Answer the questions to see your result
Start by selecting your service category. If you already have a COE showing eligibility, check the COE box and move on to income, property, and closing‑cost rules.
Official guidance: VA home loan eligibility (VA.gov)
Certificate of Eligibility and how entitlement really works
Your Certificate of Eligibility (COE) is VA’s official record that you’ve earned the benefit. It confirms eligibility, can show funding‑fee exemption status, and shows whether entitlement is currently tied up in another VA loan or prior VA loss.
How to get your COE
Most borrowers request the COE electronically. Your lender can often do it for you, or you can request it yourself through VA.gov.
- Pick a request path: lender, VA.gov, or mail.
- Gather documents: common examples include DD‑214, statement of service, or Guard/Reserve points statements.
- Submit & save your COE: you’ll provide it to the lender for underwriting and entitlement review.
Pick a request path to see the next step
Choose the option above to see the typical next step and what documentation is commonly requested.
COE service & documentation cheat sheet
This table summarizes common documentation patterns. VA can request additional documents in exceptions or special cases.
| Category | Typical requirement | Common docs |
|---|---|---|
| Active duty | Generally ≥90 continuous days of active duty for minimum eligibility (service members) | Statement of service or LES from your command |
| Veteran | Minimum service depends on service period (often 24 continuous months or the full period you were called to active duty), with exceptions | DD‑214 showing character of service and separation reason |
| Guard / Reserve | Often 6+ creditable years, or qualifying active‑duty service under specific orders | NGB‑22 / NGB‑23, points statement, orders, and separation paperwork |
| Surviving spouse | Eligibility depends on DIC status or specific circumstances (MIA/POW or service‑connected scenarios) | Marriage certificate, death documentation, and VA survivor benefits records |
Income, DTI, residual income, and credit snapshot
VA underwriting focuses on stable income, payment history, and residual income (what’s left after taxes, housing, and debts). VA uses DTI as a guide; in VA underwriting, ratios above 41% generally receive closer scrutiny and may require compensating factors.
Step 2: Income & payment snapshot
Enter round‑number estimates. Leaving a field blank counts as $0 for that line item.
Result: DTI & strength signal
These are indicators, not a credit decision. VA lenders can approve above 41% when residual income and compensating factors are strong.
Enter numbers to see your DTI snapshot
Start with monthly income and at least one debt amount. We’ll estimate total DTI and explain how VA lenders typically interpret it.
Exact residual‑income tables live in our VA residual‑income chart.
Property type, occupancy, and VA’s Minimum Property Requirements
VA requires the property be safe, structurally sound, sanitary, and intended as your primary residence. These are Minimum Property Requirements (MPRs), enforced through the VA appraisal process.
- Occupancy: generally, you must intend to occupy the home as your primary residence within a reasonable time after closing.
- Eligible properties: many one‑ to four‑unit homes, condos in VA‑approved projects, and some manufactured homes meeting foundation/title rules.
- Core MPR themes: working utilities, safe electrical/plumbing, adequate heat, sound roof/structure, no major health/safety hazards.
- Local overlays: some areas add well, septic, termite, or water‑quality requirements beyond the national baseline.
Our MPR checklist & repairability matrix covers common issues and what’s typically repairable versus harder to approve.
Cash to close: funding fee, allowable fees, and seller help
VA loans can be 0% down, but many borrowers still pay some combination of funding fee, closing costs, and prepaid items unless covered by seller/lender credits.
- Funding fee: a one‑time percentage of the loan amount that can often be financed; some Veterans are exempt.
- Allowable fees: VA restricts certain lender‑charged fees and how charges can be passed to the Veteran.
- Seller concessions: “extras” are limited to 4% of the home’s established reasonable value (Notice of Value). Ordinary closing costs are not counted toward this 4% cap.
- Other costs: appraisal, title, recording, taxes, insurance, and escrow deposits can still apply.
State tax relief, local overlays, and how they interact with VA rules
VA rules are national, but your transaction is local. States and counties may add Veteran tax relief programs and local inspection/fee requirements that affect disclosures and closing timelines.
Frequently Asked Questions
Short, direct answers based on VA’s published rules and the datasets linked on this page.
What is the minimum credit score for a VA loan?
How long do I have to serve to qualify for a VA home loan?
Do I need a down payment for a VA loan?
Can I have more than one VA loan at the same time?
What is residual income and why does VA care about it?
Will cosmetic issues cause a VA appraisal to fail?
Can I buy a condo with a VA loan?
Can the seller pay all of my VA closing costs?
Can I qualify for a VA loan with low income?
Does an IRRRL have different requirements than a VA purchase loan?
Sources
Primary references for eligibility, underwriting, property, and cost rules summarized on this page.
- VA — Home loan overview and benefit types. VA.gov home loans
- VA — Eligibility criteria and minimum service requirements by period. VA loan eligibility
- VA — How to request a COE. How to get your COE
- VA — Funding fee, closing costs, and seller concessions. Funding fee & closing costs
- VA — Lender’s Handbook 26‑7. VA Lender’s Handbook index
- VA — Property and appraisal guidance (MPRs). Handbook Chapter 11 (property & appraisals)
