Eligibility, Credit, Income, Property & Fees
2026 VA Loan Requirements: Eligibility, Credit, Income, Property & Fees
VA Home Loan Eligibility
VA Funding Fee & Closing Costs
FHFA 2026 Conforming Loan Limits
A VA loan requires qualifying Military service, a Certificate of Eligibility, sufficient income and credit to pass lender underwriting, a property that meets VA Minimum Property Requirements, and primary-residence occupancy. The VA charges a one-time funding fee unless the borrower is exempt. There is no VA-imposed minimum credit score, and no down payment is required with full entitlement.
Next step:
Check Your VA Eligibility
Service & COE
- Currently serving: 90 continuous days meets the minimum active-duty service requirement. [VA.gov]
- Gulf War era: 24 continuous months, or the full ordered period (at least 90 days), or at least 90 days if discharged under a qualifying exception, or less than 90 days if discharged for a service-connected disability. [VA.gov]
- Guard and Reserve: 6 creditable years, or 90 days under Title 10, or 90 days including at least 30 consecutive days under qualifying Title 32 orders. [VA.gov]
- COE: A lender can begin application and qualification while the COE is obtained; it is ultimately required to establish eligibility and entitlement. [VA.gov]
Credit, DTI & Residual
- No VA minimum score: The VA does not have a minimum credit score requirement. Lenders set their own overlays. [VA rule] · Ch. 4 Topic 7
- 41% is a guide: The DTI ratio is a guideline, not a hard cap, and is secondary to residual income in VA underwriting. [VA rule] · 38 CFR 36.4340(d)
- 120% residual exception: When residual income exceeds the guideline by at least 20%, the second-level review and justification are not required. [VA rule] · 38 CFR 36.4340(c)(3)
- Residual is primary: The Handbook treats residual income as the primary underwriting factor and DTI as the secondary one. [VA rule] · Ch. 4
Entitlement, Down Payment & Fee
- Full entitlement: No VA-imposed loan limit. The lender, appraisal, and borrower's income control the size of the loan. [VA.gov]
- Partial entitlement: Lenders typically limit the zero-down loan amount to four times remaining entitlement (Circular 26-25-10). Down payment needed on the gap above that ceiling. [VA rule] · Circular 26-25-10
- Funding fee: 2.15% first use at zero down, 3.30% subsequent, 1.50% at 5% down, 1.25% at 10% down. [VA.gov]
- Exemptions: Receiving VA disability compensation, eligible but receiving retirement or active-duty pay, surviving spouse receiving DIC, proposed or memorandum rating before closing, or active-duty Purple Heart recipient. [VA.gov]
Property & Occupancy
- 60-day occupancy: The Veteran must certify intent to occupy the property as a primary residence within 60 days of closing. [VA rule] · Ch. 3 Topic 5
- Condo project approval: Condominiums must be approved by VA before any units are eligible for VA loan guaranty. [VA rule] · Ch. 16
- 2-to-4-unit reserves: When prospective rental income from the property is used to qualify, the VA requires 6 months of PITI reserves and landlord experience or a property management company. [VA rule] · Ch. 4
- MPR changes May 1, 2026: Radon gas topic removed; defective paint on 1978-or-later dwellings normally cosmetic; small sheds and detached non-residential improvements not given value on the appraisal may be excluded from the inspection; non-vented heater guidance updated. [VA rule] · Ch. 12, VA News
Top questions before you dig in
What are the biggest VA loan deal killers in 2026?
Service-eligibility gaps, lender credit overlays, residual-income shortfalls, and property issues tied to Minimum Property Requirements. Most files break at one of those points, not because the VA loan itself is weak.
Is 620 required for a VA loan?
Not by the VA. The VA does not set a minimum credit score. The 620 number comes from lender overlays, which means some borrowers below that level can still get approved if the file has strong compensating factors.
Does residual income matter more than DTI on a VA loan?
The Handbook calls residual income the primary underwriting factor and DTI the secondary one. Both are guides, not automatic pass-or-fail thresholds, but an inadequate residual income alone can be a basis for disapproving a loan.
The Bottom Line Up Front
Qualifying service, a lender-acceptable credit profile, sufficient residual income, and a property that meets VA Minimum Property Requirements are the four pillars of VA loan eligibility.
The VA guarantees loans for eligible Veterans, active-duty service members, and surviving spouses, but individual lenders add their own credit overlays and income requirements. The VA itself sets no minimum credit score; the 620 threshold comes from lender policy. Residual income, the cash left after housing, debts, and maintenance, is the primary underwriting factor, with DTI serving as a secondary guide.
Complete VA Requirements Checklist
| Requirement | What the Borrower Needs |
|---|---|
| Service eligibility | Qualifying active-duty, Guard/Reserve, or surviving-spouse service under VA rules |
| Certificate of Eligibility | COE confirming service, entitlement amount, and funding-fee exemption status |
| Entitlement | Full entitlement (no VA loan limit) or sufficient remaining entitlement for the purchase price |
| Credit | No VA minimum score; lenders set their own, and 620 is a common overlay |
| Income | Stable, reliable income likely to continue, verified by the lender |
| Debt-to-income ratio | 41% guideline; above 41% requires justification or residual income 20% above the minimum |
| Residual income | Cash remaining after taxes, housing, debts, and maintenance meets or exceeds the VA regional minimum by family size |
| Occupancy | Intent to occupy as primary residence within 60 days of closing |
| Property type | 1-to-4-unit residential, VA-approved condo, manufactured on permanent foundation, or new construction |
| Appraisal and value | Property meets MPRs and loan does not exceed reasonable value |
| Minimum Property Requirements | Safety, structural soundness, and habitability standards verified during appraisal |
| Cash to close | Down payment if any, closing costs, and the funding fee if paid in cash, less seller or lender credits |
| Funding fee | 2.15% first use, 0% down; reduced with down payment or exempt status |
| Lender overlays | Credit-score floors, DTI caps, and reserve requirements that vary by lender |
What Changed for VA Loans in 2026
| Date | Change | Source |
|---|---|---|
| Dec 1, 2025 | 2026 conforming loan limit set at $832,750 for most counties, $1,249,125 for high-cost areas. Affects Veterans with partial entitlement. | Circular 26-25-10 |
| Feb 17, 2026 | Updated state fees and charges deviations list. | Circular 26-26-1 |
| May 1, 2026 | Revised Minimum Property Requirements (Handbook Ch 12): radon gas topic removed in its entirety (Topic 34); defective paint on 1978-or-later dwellings normally cosmetic (Topic 32); small sheds and detached non-residential improvements not given value on the appraisal may be excluded from the inspection; non-vented heater subtopic removed (Topic 23); detached improvements and SAH RLC jurisdiction subtopics removed. VA News announcement June 25, 2026. | Handbook Ch 12 revision; VA News |
| Jun 4, 2026 | Updated invoice requirements for itemized fees and charges and further updates to the state fees and charges deviations list. | Circular 26-24-19 Change 1 |
Three Common Ways a Workable VA File Stalls
| Issue | What Breaks | Fastest Fix | What to Confirm Early |
|---|---|---|---|
| Service Gate (COE) | COE cannot be issued, entitlement is misunderstood, or service records are incomplete | Pull COE before shopping. Resolve record issues before you sign a contract. | COE status, full vs partial entitlement, any prior VA loan usage |
| Lender Overlay Gate | Credit, DTI, or residual income fails the lender’s standards, which are stricter than VA guidelines | Match your file to a lender whose overlays fit. Strengthen compensating factors before applying. | Credit score, DTI ratio, residual income, reserves, recent derogatories |
| Funding Fee + Cash Plan | Funding fee tier is wrong, exemption is not confirmed, or cash to close is underestimated | Confirm exemption status early. Decide whether to finance or pay. Structure seller and lender credits. | Funding fee tier and amount, exemption eligibility, total cash-to-close estimate |
Five Gates Every VA Loan File Must Clear
| Gate | What It Covers |
|---|---|
| 1. VA Eligibility | Qualifying service, COE, discharge status |
| 2. Financial Qualification | Credit, DTI, residual income, income stability, lender overlays |
| 3. Entitlement & Cash Structure | Full or partial entitlement, down payment if needed, funding fee, cash to close |
| 4. Occupancy & Property | Primary-residence intent, property type eligibility, MPRs, appraisal value |
| 5. Lender Execution | AUS finding, documentation, conditions, final underwriting |
Service Requirements
Eligibility starts with service. The minimum threshold depends on when you served, your branch, and your discharge status.
| Service Category | Minimum Service | Key Conditions |
|---|---|---|
| Currently serving | 90 continuous days | N/A (still serving) |
| Gulf War era Veterans (Aug 2, 1990, to present) | 24 continuous months, or the full period for which called to active duty (at least 90 days), or at least 90 days if discharged under a qualifying exception, or less than 90 days if discharged for a service-connected disability | Qualifying discharge exceptions include hardship, convenience of the government (20 months of a 2-year enlistment), early out (21 months of a 2-year enlistment), and service-connected disability |
| Guard and Reserve | 6 creditable years in the Selected Reserve, or 90 days of non-training active duty under Title 10, or 90 days of active duty including at least 30 consecutive days under qualifying Title 32 orders | Orders paperwork, not just the DD-214, determines whether the days qualify. Some training activations do not count. |
| Surviving spouse | Veteran died in service, from a service-connected disability, or was MIA/POW | Did not remarry before age 57 or before December 16, 2003 |
For pre-1990 service-era thresholds (Vietnam, peacetime, Korean War, WWII), see the full service requirements page.
Guard and Reserve members have the most complex path. Title 32 service qualifies at 90 days of active duty that include at least 30 consecutive days. The orders must specify qualifying duty.
Discharge and Eligibility
| Discharge Type | VA Loan Eligible? |
|---|---|
| Honorable | Yes |
| General (under honorable conditions) | Yes |
| Other Than Honorable (OTH) | Requires VA character-of-service determination |
| Bad Conduct (special court-martial) | Requires VA character-of-service determination |
| Bad Conduct or Dishonorable (general court-martial) | Benefits not payable under 38 CFR 3.12(c)(2) |
Process Watchpoint
If you have an OTH discharge, do not assume you are ineligible. The VA can make a character-of-service determination that restores eligibility. The process takes time. Start it well before you plan to buy. Your Regional Loan Center handles these reviews.
How Do You Get a Certificate of Eligibility?
The Certificate of Eligibility proves you qualify for a VA loan. It shows your VA loan entitlement amount, prior VA loan usage, and funding fee exemption status. A lender can begin application and qualification while the COE is obtained, but the COE is ultimately required to establish eligibility and entitlement.
Lenders can obtain the COE electronically through Web LGY. You can also request it through VA.gov or by mailing VA Form 26-1880; mail requests take longer. If you have full entitlement, meaning no prior VA loan usage or fully restored entitlement, there is no VA-imposed loan limit. Partial entitlement changes the down payment math and your zero-down price range.
Approval Watchpoint
Do not treat the COE as paperwork you can handle later. If your entitlement is partially used from a prior VA loan, it changes your down payment math and your price range. If your records are incomplete or your name does not match, the COE can be delayed. Pull it before you start shopping.
Entitlement: Full vs Partial
Full entitlement means the VA imposes no loan limit. You can borrow any amount a lender will approve, as long as the property appraisal supports the price.
Partial entitlement applies when you have a prior VA loan or unrestored entitlement. Your remaining entitlement is calculated by taking 25% of the county conforming loan limit ($832,750 in most areas for 2026) and subtracting the entitlement previously used that was not restored. Lenders typically limit the zero-down loan amount to four times the remaining entitlement (Circular 26-25-10). If the purchase price exceeds that ceiling, the borrower pays 25% of the difference as a down payment.
The basic entitlement shown on the COE is $36,000. That figure means the VA will guarantee up to $36,000 on loans of $144,000 or less. For loans above $144,000, the bonus entitlement calculation above controls. For the full breakdown of entitlement math, see the entitlement calculator on the COE page.
Credit
The VA does not set a minimum credit score. Lenders set their own minimums, called overlays. 620 is a common lender overlay for automated underwriting (AUS) approvals. AUS evaluates the full financial picture and issues a finding. If it returns Refer, the file goes to manual underwriting, which is a higher bar.
| Credit Issue | VA Rule | Lender Reality |
|---|---|---|
| VA minimum score | “VA does not have a minimum credit score requirement” | Lenders set their own floors; 620 is common |
| 620 requirement | Not a VA rule | Common lender overlay for AUS approval |
| Score below 620 | Not disqualifying | File typically goes to manual underwriting; fewer lenders |
| AUS Refer | Manual underwriting path available | Not all lenders offer manual underwriting |
| Manual underwriting | Full-file underwriter review; compensating factors carry the decision | Available at lenders who staff for it |
| No traditional credit score | Not disqualifying; alternative credit history considered | Lender develops alternative credit history under Ch 4 |
Overlays and manual underwriting availability differ by lender, and a denial at one lender is not a VA denial. If your credit is below 620, start with a bad credit VA loan strategy and find a lender who handles manual underwriting. For a full guide to what lenders look for, see the credit score requirements page.
Bankruptcy and Foreclosure
| Event | VA Guideline (38 CFR 36.4340(g)) |
|---|---|
| Chapter 7, over 2 years from discharge | No bankruptcy-specific condition stated; standard credit analysis applies |
| Chapter 7, 1 to 2 years from discharge | Re-established credit plus circumstances beyond the borrower’s control required |
| Chapter 7, under 12 months from discharge | Generally not possible to determine satisfactory credit risk |
| Chapter 13 | Favorable consideration after 12 satisfactory payments with Trustee or Bankruptcy Judge approval |
| Foreclosure | Not disqualifying in itself; same guidelines as bankruptcy apply |
Income
The VA requires income that is stable, reliable, and likely to continue into the foreseeable future. The lender verifies employment, income sources, and duration. For a full breakdown of qualifying income types, see the VA income requirements guide.
DTI and Residual Income
The VA uses a 41% debt-to-income ratio as a guideline, not a hard cap. Both DTI and residual income are guides and should not automatically trigger approval or rejection of a loan.
| DTI Scenario | What Happens |
|---|---|
| DTI at or below 41% | Standard path; residual income must still meet the regional minimum |
| DTI above 41% with residual at or above 120% of guideline | Second-level review and statement of justification are not required |
| DTI above 41% with residual below 120% of guideline | Requires written justification signed by the underwriter’s supervisor, addressing specific compensating factors |
Non-taxable income (VA disability compensation, BAH, certain Military allowances) may be grossed up by 25 percent, using a factor of 125 percent of the non-taxable amount, for purposes of calculating the debt-to-income ratio only. The borrower’s actual income, not the grossed-up amount, is used for the residual income calculation (Handbook Ch 4; 38 CFR 36.4340(f)(4)).
Residual Income
Residual income is the cash left each month after federal and state income taxes and other payroll deductions such as Social Security, the full housing payment, all recurring debts, and a maintenance and utilities allowance of 14 cents per square foot of gross living area. The VA publishes minimums by region and family size. For the full table by loan amount, see the VA residual income chart.
| Family Size | Northeast | Midwest | South | West |
|---|---|---|---|---|
| 1 | $450 | $441 | $441 | $491 |
| 2 | $755 | $738 | $738 | $823 |
| 3 | $909 | $889 | $889 | $990 |
| 4 | $1,025 | $1,003 | $1,003 | $1,117 |
| 5 | $1,062 | $1,039 | $1,039 | $1,158 |
| Each additional | +$80 | +$80 | +$80 | +$80 |
Each additional member above five adds $80, up to a family of seven.
Loans under $80,000 use a lower table, linked on the residual chart page.
For active-duty servicemembers or Military retirees, or borrowers with a clear indication of continued access to Military-based facilities on a nearby base, the residual income guideline may be reduced by 5 percent (38 CFR 36.4340(e)(4); Handbook Ch 4).
Deal Math
A family of 4 in the South needs $1,003 in residual income. If their verified residual is $1,250, that is about 25% above the guideline: ($1,250 – $1,003) / $1,003 = 24.6%. This exceeds the 20% threshold for the above-41% DTI path. If their residual is $950, it falls below the $1,003 guideline and can itself support denial.
Down Payment Requirements
| Scenario | Down Payment |
|---|---|
| Full entitlement and appraised value supports price | $0 |
| Partial entitlement, price within remaining-entitlement ceiling | $0 |
| Partial entitlement, price exceeds ceiling | 25% of the amount above the zero-down ceiling |
| Price above reasonable value (appraised value) | Borrower pays the full difference; the VA will not guarantee the overage |
| Voluntary 5% or 10% down | Reduces the funding fee to 1.50% or 1.25% |
Occupancy
The Veteran must certify intent to occupy the property as a primary residence within 60 days of closing. More than 60 days may be reasonable if the Veteran certifies a specific future occupancy date tied to a particular event. The spouse or dependent child can satisfy the occupancy requirement for a Veteran on active duty who cannot personally occupy the dwelling within a reasonable time. Occupancy by the spouse may also satisfy the requirement for distant employment other than Military service. Occupancy at a date beyond 12 months after closing generally cannot be considered reasonable. For PCS and deployment details, see the occupancy requirements guide.
Property Types
| Property Type | VA Eligible? | Key Requirements |
|---|---|---|
| Single-family home | Yes | Standard MPR review. |
| Condo | Yes, if VA-approved | Project must be approved by VA before any units are eligible for VA loan guaranty. The VA does not approve individual units. |
| 2-to-4-unit | Yes | Borrower must occupy one unit. If prospective rental income is used, the VA requires 6 months PITI reserves and landlord experience or a property management company. |
| Manufactured home | Yes, with conditions | Permanent foundation and HUD standards required. The 1.00% funding fee applies only to manufactured homes not permanently affixed. |
| New construction | Yes | Proposed construction may be appraised from plans and specifications. Builder ID requirement eliminated (Circular 26-25-1, March 31, 2025). |
| Investment property | No | VA purchase loans require primary-residence occupancy intent. Owner-occupied 2-to-4-unit properties are eligible. |
Appraisal
Value
The base loan may not exceed the reasonable value of the property; if the price is higher, the Veteran pays the difference from their own funds (38 CFR 36.4340(a)(2)). The funding fee may be financed on top of the base loan. If the appraised value is below the purchase price, the borrower can renegotiate the price, pay the difference in cash, challenge the value through the Tidewater or Reconsideration of Value process, or walk away using an appraisal contingency. Proposed construction may be appraised from plans and specifications (Handbook Ch 10, Topic 12).
Minimum Property Requirements
The home must meet VA Minimum Property Requirements covering safety, structural soundness, and habitability. Common issues that delay or derail deals include non-functional HVAC or plumbing, missing handrails, active roof leaks, and damaged foundations. The revised Chapter 12 (effective May 1, 2026) removed the radon gas requirement in its entirety, treats defective paint on dwellings built in 1978 or later as normally cosmetic, allows small sheds and detached non-residential improvements not given value on the appraisal to be excluded from the inspection, and updated guidance for non-vented heaters.
If the appraised value comes in below the purchase price, the Tidewater process gives the lender 2 business days to submit additional comparable sales before the appraiser finalizes. After the Notice of Value is issued, the Veteran may request a Reconsideration of Value in writing through the Regional Loan Center (Handbook Ch 10, Topics 8 and 22).
Funding Fee
The VA funding fee is a one-time charge that keeps the program running. Most borrowers finance it into the loan balance. The fee varies by loan type, down payment, and first vs subsequent use.
| Loan Type | First Use | Subsequent Use |
|---|---|---|
| Purchase, 0% down | 2.15% | 3.30% |
| Purchase, 5% to 9.99% down | 1.50% | 1.50% |
| Purchase, 10%+ down | 1.25% | 1.25% |
| IRRRL (streamline refi) | 0.50% | 0.50% |
| Cash-out refinance | 2.15% | 3.30% |
| Manufactured home (not perm. affixed) | 1.00% | 1.00% |
| Loan assumption | 0.50% | 0.50% |
You will not pay the funding fee if you are receiving VA compensation for a service-connected disability; you are eligible to receive VA compensation but are receiving retirement or active-duty pay instead; you are a surviving spouse receiving DIC; you have received a proposed or memorandum rating before the loan closing date; or you are an active-duty member who provides evidence of a Purple Heart on or before the closing date.
If you are later awarded VA compensation with an effective date retroactive to before your loan closing, you may be eligible for a refund of the funding fee.
On a $350,000 purchase with zero down, a first-use borrower pays $350,000 x 0.0215 = $7,525. A 5% down payment ($17,500) drops the base loan to $332,500 and the fee to $332,500 x 0.015 = $4,987.50, saving about $2,537.50. For a complete cost breakdown, see the VA closing costs guide.
How Does a VA Loan Compare to FHA?
For a full FHA vs VA comparison, see the dedicated guide.
| Feature | VA Loan | FHA Loan |
|---|---|---|
| Down payment | 0% with full entitlement | 3.5% minimum (580+ score) |
| Mortgage insurance | None | Upfront MIP 1.75% of base loan amount plus annual MIP |
| Loan limits | No limit with full entitlement | County FHA limit applies |
| Seller concessions | Up to 4% of reasonable value; normal closing costs not counted | See FHA vs VA guide for current HUD guidelines |
| Occupancy | Primary residence only (60-day move-in) | Primary residence only |
How Complicated Is Your VA File?
Green: Standard Path
- Valid COE with full entitlement
- AUS Approve finding
- Stable income with DTI at or below 41% and residual above guideline
- Standard eligible property (single-family, VA-approved condo)
- Occupancy within 60 days
- Cash for closing costs or seller concessions negotiated
Yellow: Workable but Expect Conditions
- AUS Refer, triggering manual underwriting
- Partial entitlement with down payment math to resolve
- Complex income (self-employed, variable pay, new field)
- Condo project acceptance needed
- 2-to-4-unit with prospective rental income and reserve requirements
- Delayed occupancy exception
- Bankruptcy past the waiting period
Red: Major Obstacle
- No qualifying service or unresolved discharge determination
- Unresolved federal debt default
- Residual income below the guideline minimum
- No occupancy intent
- Property ineligible or unrepairable to MPR standards
- Value shortfall with no cash solution
The Bottom Line
VA loan requirements are predictable. Five gates control the file: VA eligibility, financial qualification, entitlement and cash structure, occupancy and property, and lender execution. Clear them early, document properly, and pick a lender who knows VA underwriting.
Pull your COE before you shop. Know your credit score and residual income before you pick a price range. Confirm your funding fee tier before you sign a contract. For a step-by-step walkthrough of the full process, see how to apply for a VA loan. To see what you can afford, run your numbers through the VA affordability calculator.
Frequently Asked Questions
What credit score do I need for a VA loan?
The VA sets no minimum. 620 is a common lender overlay for AUS approvals. Some will go lower with manual underwriting and strong compensating factors.
What is residual income and why does it matter?
Residual income is the cash left each month after taxes, the full housing payment, all recurring debts, and a maintenance and utilities allowance. The VA publishes minimums by region and family size. The Handbook treats residual income as the primary underwriting factor and DTI as secondary. An inadequate residual income alone can be a basis for disapproving a loan.
Can I get a VA loan with a bankruptcy on my record?
Yes, depending on timing and circumstances. Chapter 7: generally not possible within 12 months of discharge; 1 to 2 years requires re-established credit and circumstances beyond the borrower’s control; over 2 years, standard credit analysis applies. Chapter 13: favorable consideration after 12 satisfactory payments with Trustee or Bankruptcy Judge approval of the new credit.
Can I get a VA loan with a foreclosure?
Yes. A prior foreclosure does not in itself disqualify the borrower. The same guidelines that apply to bankruptcies apply to foreclosures: the lender must develop complete information about the facts and circumstances.
What are lender overlays?
Overlays are rules a lender adds on top of VA guidelines. Common overlays include minimum credit score (620), DTI caps, and reserve requirements. Overlays vary by lender. A denial from one lender does not mean you are ineligible for a VA loan. A different lender may approve the same file.
What is the VA funding fee and who is exempt?
The funding fee is a one-time charge (2.15% for first-use purchase with zero down) that funds the VA loan program. You are exempt if you are receiving VA compensation for a service-connected disability, are eligible for VA compensation but receiving retirement or active-duty pay instead, are a surviving spouse receiving DIC, have a proposed or memorandum rating before closing, or are an active-duty Purple Heart recipient. Most borrowers finance the fee into the loan.
Can I use a VA loan more than once?
Yes. The VA loan benefit is reusable. You can have multiple VA loans simultaneously if you have enough entitlement. When you sell a home and pay off the VA loan, your entitlement can be restored and used again.
What happens if the appraisal comes in low?
You can renegotiate the price to the appraised value, pay the difference out of pocket, challenge the value through the Tidewater process (lender has 2 business days to submit additional comparables) or Reconsideration of Value (written request to the Regional Loan Center after the Notice of Value is issued), or walk away using your appraisal contingency.
Can Guard and Reserve members get VA loans?
Yes. Guard and Reserve members qualify with 6 creditable years of service, or 90 days of active duty under Title 10, or 90 days of active duty including at least 30 consecutive days under qualifying Title 32 orders. The orders paperwork determines whether the days count.
Can Veterans pay buyer-broker fees on a VA loan?
Yes. Veterans may pay reasonable and customary buyer-broker charges under a temporary local variance effective August 10, 2024 (Circular 26-24-14). No superseding circular has been issued through the current list. The VA has said a permanent rule will come through notice-and-comment rulemaking. Seller payment of buyer-broker charges is not counted as a seller concession.
How We Researched This Page
Every figure, threshold, and rule on this page traces to a primary document listed in Resources Used below. Regulatory text was verified against the 2025 annual edition of 38 CFR (govinfo.gov). Handbook chapters were accessed via the VA KnowVA Knowledge Base on September 22, 2026. VA circulars were fetched as PDFs from the VA Loan Guaranty circulars page. FHFA county-level loan limit data was cross-checked against the published PDF.
Statements about lender practice (credit-score overlays, manual underwriting availability, DTI caps) are labeled as lender practice, not VA rules. The VA Requirements Checker uses constants and tables from the sources below; it does not determine loan approval, preapproval, or eligibility.
Resources Used
- VA Home Loan Eligibility Requirements : U.S. Department of Veterans Affairs
- How to Request a Certificate of Eligibility : VA.gov
- VA Funding Fee and Closing Costs : VA.gov
- VA Home Loan Limits : VA.gov
- Home Loans for Surviving Spouses : VA.gov
- 38 CFR 36.4340 : Underwriting Standards (2025 Edition) : GovInfo
- 38 CFR 3.12 : Benefit Eligibility Based on Character of Discharge (2025 Edition) : GovInfo
- VA Pamphlet 26-7 (Lender’s Handbook) : Chapters 3, 4, 10, 12, 16 via KnowVA Knowledge Base
- VA Circular 26-25-1 : Elimination of Builder ID Number (March 31, 2025)
- VA Circular 26-25-10 : 2026 Conforming Loan Limits (December 1, 2025)
- VA Circular 26-24-14 : Temporary Local Variance for Buyer-Broker Charges (June 11, 2024)
- VA Updates Home Loan Appraisal Requirements : VA News (June 25, 2026)
- FHFA 2026 Conforming Loan Limit Announcement
- FHFA 2026 County-Level Loan Limit Data
- HUD Mortgagee Letter 2023-05 : FHA MIP Schedule
- FHA Minimum Down Payment Requirement : HUD answers.hud.gov
- VA Loan Guaranty Circulars, Calendar Years 2021 to Present