Homebuyer FAQ.

Yes. Lenders count BAH as stable qualifying income. Because it’s tax-free, most lenders gross it up by about 25%, increasing your buying power.

No. Your BAH changes to your new duty station’s rate on your report date, and rate protection does not transfer. Always budget using your gaining station’s rate.

Yes, through second-tier entitlement. You can keep your first VA-financed home and use remaining entitlement to buy a second home at your new duty station, possibly with a down payment depending on the math.

The “12-month rule” is a lender benchmark, not VA law. PCS orders and other documented life changes can support an earlier move-out without violating occupancy intent.

Yes. The VA loan is a lifetime benefit. You can restore full entitlement by selling and paying off a prior loan, or use second-tier entitlement to hold two VA loans at once.

For purchases with less than 5% down: 2.15% first use, 3.30% subsequent use. It drops to 1.50% with 5%+ down and 1.25% with 10%+ down. The IRRRL streamline refinance fee is 0.50%.

Yes. You can finance the funding fee into the loan amount instead of paying cash at closing, which raises your balance and payment slightly.

Yes. The VA allows a spouse (and sometimes a dependent, with certification) to satisfy occupancy when the service member can’t move in within a reasonable time due to deployment.

Usually no. Most first-time users have full entitlement, which means zero down payment and no VA loan limit, subject to lender approval and the home’s appraised value.

Yes. Once you’ve occupied the home as your primary residence, PCS orders are an accepted reason to convert it to a rental while keeping your VA loan in place.

A VA loan is a mortgage benefit available to eligible veterans, active duty service members, and surviving spouses. It is guaranteed by the U.S. Department of Veterans Affairs, which means lenders take on less risk and that means better terms for you. The biggest advantages: no down payment required, no private mortgage insurance (PMI), competitive interest rates, and more flexible qualifying standards than conventional loans.

It’s your remaining “bonus” entitlement that lets you buy a second home with a VA loan while keeping your first VA-financed home — common for service members who PCS.

Veterans with a service-connected disability rating of 10% or higher, many surviving spouses, and certain Purple Heart recipients are exempt entirely.

Generally no — eligibility is tied to military service. The exception is surviving spouses of service members who died in the line of duty or from a service-connected disability, who can use the benefit in their own right.

Yes. When a married couple buys together, the service member uses their entitlement and the spouse co-borrows, so the spouse’s income can be counted to increase what you qualify for.

VA loan eligibility generally includes: active duty service members with 90+ days of continuous service, veterans who meet minimum service requirements (typically 90 days during wartime or 181 days during peacetime), National Guard and Reserve members with 6+ years of service or 90 days of active duty, and surviving spouses of service members who died in the line of duty or from a service-connected disability. The best way to confirm your eligibility is to obtain your Certificate of Eligibility (COE) — our lending team can pull this for you at no cost.

BAH rose by a national average of 4.2%, effective January 1, 2026, though your exact rate depends on duty station, pay grade, and dependents.

Yes. First-time use with zero down is 2.15%; subsequent use is 3.30%. A down payment lowers both, and a 10%+ disability rating exempts you entirely. Restoring entitlement does not reset the fee tier.

Yes, when you work with a trusted local agent who tours it for you, get an independent home inspection, rely on the VA appraisal’s property standards, and follow strict wire-fraud precautions.

No. The VA appraisal checks Minimum Property Requirements for safety and value, but it’s not a full inspection. Always order an independent home inspection.

Through full pre-approval, live video tours, e-signing and secure document portals, and (where allowed) remote online notarization — coordinated by your agent and lender to close before your report date.

Get your Certificate of Eligibility (COE) — a VA-fluent lender can usually pull it in minutes — and get pre-approved so you know your real budget before you shop.

From accepted offer to closing is typically about 30–45 days. Starting your COE and pre-approval early — before you shop — keeps the whole timeline on track.