VA loans, handled with experienced, hands-on guidance.
Short answer
VA-backed purchase loans are available to eligible veterans, service members, and certain surviving spouses. Eligibility starts with a VA Certificate of Eligibility. Financing also requires lender review of credit, income, and occupancy.
Who this is for
- Veterans and active-duty service members who meet minimum service requirements
- National Guard and Reserve members with qualifying service
- Surviving spouses of veterans who died in service or from a service-connected cause
- Buyers who want to keep their savings intact instead of draining them at closing
What it takes to qualify
- A Certificate of Eligibility from the VA. I pull this for you in minutes, you do not need to chase it.
- Stable, documentable income. VA underwriting also weighs residual income, the money left after your major monthly obligations, which often helps where score-only reviews fail.
- The VA sets no minimum credit score. Lenders set their own standards, and they vary widely between lenders.
- The home must become your primary residence. Up to four units qualifies if you live in one.
- Full entitlement means no VA-imposed loan cap. The lender still qualifies you on income and credit.
Private lender. Not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any government agency.
How it works with me
A process you can see the whole way through
A Lamm Team call
We cover your service history, goals, and timeline, then identify the documents needed to confirm your entitlement picture.
Real numbers up front
You get the full cost picture, including how the funding fee applies, before you shop. No teaser quotes.
Offers with backup
When you write an offer, I call the listing agent personally and commit to dates. Your offer competes on strength, not apologies.
A managed close
My team runs the file toward clear-to-close with an update cadence that shows what is done, what is next, and who owns it.
What to know before you decide
Entitlement, in plain English
Entitlement is the VA's guarantee to the lender, and it is the engine of the whole benefit. With full entitlement there is no VA-imposed loan limit. You qualify on income, credit, and residual income like any borrower, but with no down payment required. If you have an existing VA loan open, or lost entitlement in a past default, you have partial entitlement and the math ties back to the conforming loan limit, $832,750 baseline for 2026.
The benefit is reusable for life. Sell the home, pay off the loan, and your entitlement can be fully restored. Many service members carry two VA loans at once after a PCS move, keeping the first home as a rental. On our first call I look at your entitlement picture before anything else, because it decides the shape of the deal.
The funding fee, and who skips it
Instead of monthly mortgage insurance, VA loans carry a one-time funding fee paid to the VA. It varies with your down payment and whether you have used the benefit before, and it can be financed into the loan. Veterans receiving VA disability compensation, Purple Heart recipients on active duty, and certain surviving spouses are exempt entirely. That exemption is checked on every file I touch, because missing it costs real money.
No monthly mortgage insurance is the quiet advantage. Over the years you hold the loan, that usually matters more than small differences in rate. It is why I never let a veteran compare a VA loan to a conventional loan on rate alone.
Why VA offers get beat, and how mine do not
Some listing agents still carry outdated ideas about VA appraisals, timelines, and repair requirements. The loan is not the problem. Silence is. When my clients write an offer, I call the listing agent, walk them through the file, and commit to dates. A VA offer with a lender who answers the phone competes head to head with anything else on the table.
The VA appraisal has a consumer protection built in called Tidewater, which gives us early notice if value might come in short so we can respond with data instead of surprise. Knowing that process, and working it, is the difference between a VA loan done occasionally and one done every week.
Second-tier entitlement most lenders do not explain
VA calls remaining bonus entitlement second-tier or tier-two entitlement. It can allow an eligible veteran to keep one VA loan and use remaining entitlement for another primary residence, often after a PCS move. It does not guarantee zero down. We calculate the remaining guaranty against the county loan limit, purchase price, and entitlement already tied up before an offer is written. See the VA entitlement guide.
Property requirements, termites, and the May 2026 update
VA minimum property requirements are meant to identify material safety, sanitation, structural, access, utility, and marketability problems. They are not a demand that an older home be perfect. When a wood-destroying insect inspection is required for the location and transaction, an NPMA-33 or another VA-accepted report may be part of the file. The exact requirement must be checked for the state, county, construction type, and current VA guidance.
VA updated Chapter 12 minimum property requirements effective May 1, 2026 and also published a May 1, 2026 appraisal fee and timeliness table. That should not be marketed as a blanket removal of property standards. We verify the current rule against the property instead of repeating an old VA myth. Review the VA appraiser training notice and current fee and timing table.
Credit scores and disabled-veteran property tax benefits
VA does not set a minimum credit score. Lenders do. Some current lender or investor programs may consider a score around 540 when the entire file supports it, but that is not a VA rule, a company-wide minimum, or an approval promise. Residual income, recent payment history, housing history, reserves, and the reason behind past credit issues all matter.
Many states and local governments offer property-tax reductions or exemptions for disabled veterans and some surviving spouses. The disability threshold, residency rule, filing deadline, covered value, and renewal process vary sharply by location. We can flag the benefit while estimating the payment, but the county assessor or state agency makes the decision. The VA maintains a state-by-state starting guide.
VA vs conventional, side by side
| VA loan | Conventional loan | |
|---|---|---|
| Down payment | None required with full entitlement | Typically required, size drives pricing |
| Monthly mortgage insurance | None, ever | Usually required until you reach sufficient equity |
| Upfront cost | One-time VA funding fee, financeable, waived for many disabled veterans | Standard closing costs |
| Credit approach | No VA minimum score, residual income counts | Score-driven pricing tiers |
| Who can use it | Eligible veterans, service members, certain surviving spouses | Anyone who qualifies |
| Assumable by a future buyer | Yes, with lender and VA approval | Generally not |
Qualitative comparison. Program terms vary by lender and file.
Rates and terms subject to change without notice. Not a commitment to lend. Not available in all states. This is not tax, legal, or financial advice. Consult a qualified professional for your specific situation.
Run your own numbers first
Want to see what a zero-down VA purchase looks like month to month, with the funding fee handled correctly? The VA calculator models it the way an underwriter would.
Open the calculatorsRelated programs
VA loans: common questions
Can I use my VA loan benefit more than once?
Yes. The benefit is reusable for life. When you sell and pay off a VA loan, your entitlement can be fully restored. In some cases you can carry two VA loans at once using remaining entitlement, common after PCS orders when the first home becomes a rental. I check your entitlement picture on the first call.
What credit score do I need for a VA loan?
The VA sets no minimum credit score. Each lender sets its own standard, and they vary widely. Some lender or investor programs may consider scores around 540 when the full file supports it, but that is not a VA minimum or an approval promise. Residual income, payment history, housing history, reserves, and the explanation for past credit issues also matter.
Is there a VA loan limit in 2026?
Not if you have full entitlement. Veterans with full entitlement face no VA-imposed loan limit, and the lender qualifies you on income and credit like any loan. With partial entitlement, usually because another VA loan is still open, the calculation ties back to the conforming loan limit, which has a 2026 baseline of $832,750.
Who is exempt from the VA funding fee?
Veterans receiving VA disability compensation, veterans entitled to it but drawing retirement pay instead, Purple Heart recipients on active duty, and certain surviving spouses. Everyone else pays a one-time fee that varies with down payment and prior use of the benefit. It can be financed into the loan, and there is no monthly mortgage insurance either way.
Do sellers avoid VA offers, and what can I do about it?
Some listing agents carry outdated ideas about VA appraisals and timelines. The fix is a lender who picks up the phone. When I call the listing agent, walk through the file, and commit to dates, VA offers compete head to head. The loan is not the problem. Weak communication is.
Can I buy a duplex or fourplex with a VA loan?
Yes, up to four units, as long as you live in one as your primary residence. Projected rent from the other units can often help you qualify. It is one of the strongest wealth-building moves available to veterans, and very few people use it.
Can a surviving spouse use the VA loan benefit?
Often, yes. Surviving spouses of veterans who died in service or from a service-connected cause can be eligible, generally if they have not remarried, and many are also exempt from the funding fee. The documentation is specific, so bring me the details and we will pull the eligibility paperwork together.
Does a VA appraisal mean the house has to be perfect?
No. VA minimum property requirements focus on material safety, sanitation, structural, utility, access, and marketability issues. Cosmetic age alone is not the standard. The property and any wood-destroying insect report requirement still need a current, location-specific review.
Can a disabled veteran receive a property tax exemption?
Many states and counties offer reductions or exemptions, but the disability rating, residency, filing, value, and renewal rules vary. The local assessor or state agency decides eligibility, so the payment estimate should be validated with that office.
Fine-tune your VA loans plan
Send the property, purpose, timing, and numbers you already know. The email opens prefilled for this VA loans page so the review starts in the right lane.
MortgageOne Inc. is licensed for consumer mortgage lending in 41 states and Washington, DC. Chris Lamm is individually licensed in 19 states. Private lender. Not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any government agency.