VA Home Loans

The Veteran Administration's Loan originated in 1944 through the Servicemen's Readjustment Act; also know as the GI Bill. It was signed into law by President Franklin D. Roosevelt and was designed to provide Veterans with a federally-guaranteed home loan with no down payment. VA loans are made by private lenders like banks, savings & loans, and mortgage companies to eligible Veterans for homes to live in. The lender is protected against loss if the loan defaults. Depending on the program option, the loan may or may not default.

Wartime/Conflict Veterans

• Veterans who were NOT Dishonorably Discharged, and served at least 90 days
• World War II – September 16, 1940 to July 25, 1947
• Korean Conflict – June 27, 1950 to January 31, 1955
• Vietnam Era – August 5, 1964 to May 7, 1975
• Persian Gulf War - Check with the Veterans Administration Office
• Afghanistan & Iraq – Check with the Veterans Administration Office
• Veterans Administration website www.va.gov

Peacetime Service

At least 181 days of continuous active duty with no dishonorable discharge. If you were discharged earlier due to a service-related disability you should contact your Regional VA Office for eligibility verification.

• July 26, 1947 to June 26, 1950
• February 1, 1955 to August 4, 1964, or May 8, 1975 to September 7, 1980 (Enlisted), or to October 16, 1981 (Officer)
• Enlisted Veterans whose service began after September 7, 1980, or officers who service began after October 16, 1981, must have completed 24-months of continuous active duty and been honorably discharged

Reserves and National Guard

• Certain U.S. Citizens who served in the Armed Forces of a government allied with the United States during World War II.
• Surviving spouse of an eligible Veteran who died resulting from service, and has not remarried.
• The spouse of an Armed Forces member who served Active Duty, and was listed as a POW or MIA for more than 90-days.

VA Loan Requirements in 2026 

VA loans are designed to help eligible veterans, active-duty service members, National Guard members, reservists, and qualifying surviving spouses purchase a home with flexible qualification guidelines. General VA loan requirements may include: • Eligible military service and Certificate of Eligibility (COE) • Primary residence occupancy requirement • Stable income and employment history • Acceptable debt-to-income ratios • Satisfactory credit history based on lender guidelines • Property must meet VA minimum property requirements Unlike many conventional loan programs, VA loans do not require a down payment for qualified borrowers.

VA Loan Benefits 

VA loans offer some of the most powerful mortgage benefits available today. Benefits may include: • Zero down payment financing • No monthly private mortgage insurance (PMI) • Competitive interest rates • Flexible credit requirements • Limited closing costs • Reusable VA eligibility • Options for first-time homebuyers and repeat buyers For many eligible borrowers, a VA loan can provide significant monthly savings compared to other financing options.

A VA home loan must be used to finance your personal residence within the United States and its territories. You have choices for the type of home you purchase:

• Existing Single-Family Home
• Townhouse or Condominium in a VA-Approved Project
• New Construction Residence
• Manufactured Home or Lot
• Home Refinances and Certain Types of Home Improvements

• 100% Financing & No Down Payment Loans
• No Private Mortgage (PMI)
• No Penalties for Prepaying the Loan
• Competitive Interest Rates
• Qualification is Easier than a Conventional Loan
• Sellers Pay Some of the Closing Costs
• Can be combined with additional down payment assistance to reduce closing costs

You can apply for a VA Loan with any mortgage lender that participates in the program. In addition to the application requirements from your lender, you will need the following at application time:

• Certificate of Eligibility from the Veterans Administration by submitting a completed VA Form 26-1880.
• Proof of Military Service from a VA Eligibility Center

VA Loan Limits and Entitlement 

Many borrowers mistakenly believe VA loans have maximum loan amounts. While VA loan limits still apply in certain circumstances, many eligible veterans have full entitlement available and may qualify above traditional loan limits. Loan eligibility depends on factors such as: • Certificate of Eligibility • Available entitlement • Income and debt-to-income ratios • Credit profile • Property type A mortgage professional can help determine how much home you may qualify to purchase using your VA benefits.

Yes, your eligibility is reusable depending on the circumstance. If you have paid-off your prior VA Loan, and disposed the property, you can have your eligibility restored again. Also, on a 1-time basis, you may have your eligibility restored if your prior VA Loan has been paid-off, but you still own the property. Either way, the Veteran must send the Veterans Administration a completed VA Form 16-1880 to the VA Eligibility Center. To prevent delays in processing, it's advisable to include evidence that the prior loan has been fully paid, and if applicable, the property was disposed. A paid-in-full statement from the former lender or a copy of the HUD-1 settlement statement must be submitted.

VA Loans After Bankruptcy or Foreclosure 

Past credit challenges do not automatically prevent a borrower from qualifying for a VA loan. Depending on the circumstances, borrowers may be eligible after: • Chapter 7 Bankruptcy • Chapter 13 Bankruptcy • Foreclosure • Short Sale Waiting periods and qualification requirements vary based on individual circumstances and lender guidelines.

• VA Loans made prior to March 1, 1988 can be assumed with no qualifying of the new buyer. If the buyer defaults the property the Veteran homeowner may be liable for the funds.
• Some sellers are hesitant to work with someone obtaining a VA Loan because it takes longer than a conventional loan to process.
• Sellers are often asked to pay a portion of closing costs and therefore less likely to negotiate the sales price of the home.

Mortgage Financing Available in Multiple States

Frank Roccuzzo, Mortgage Broker with Barrett Financial Group, helps homebuyers, homeowners, and real estate investors explore financing options across multiple markets.

Licensed mortgage financing is available in:

• Arizona
• Florida
• California
• Nevada
• Oregon
• Tennessee
• Pennsylvania
• New Jersey
• Texas

Whether you're purchasing a home, refinancing an existing mortgage, or exploring investment property financing, we can help you compare loan options and identify solutions that fit your financial goals.

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