How Many Times Can You Use a VA Loan?

For many military borrowers, VA loans offer an affordable path to homeownership. Since the program was created by the Servicemen’s Readjustment Act of 1944, these flexible, no-down-payment loans have made mortgages available to many veterans who otherwise might not have qualified for a conventional mortgage.

But once you’ve used your VA entitlement to buy a home, can you use it again? VA loans aren’t a one-time benefit. They can be used over and over again. You can even have more than one active VA loan at the same time. Before we cover how many times you can use a VA loan, let’s take a look at how VA entitlements work.

About VA entitlement

Entitlement refers to the maximum guaranty the VA provides to a lender for each eligible borrower. It does not refer to the maximum VA loan amount an eligible borrower can get. The VA does not cap the amount a veteran can borrow, but there is a limit to how much the VA can guaranty, which can affect the amount banks are willing to lend.

The basic entitlement available to each eligible VA borrower is $36,000, and lenders will generally lend up to four times the veteran’s available entitlement without a down payment, assuming the borrower meets other income and credit requirements. With a $36,000 basic entitlement, that means all eligible borrowers who have not previously used their entitlement can get a loan of up to $144,000.

In some areas of the country, $144,000 might be enough to buy a good-sized house, but in other areas of the country, it wouldn’t be nearly enough. To ensure veterans across the country have access to homeownership, the VA links its guaranty amounts to the conforming loan limit for conventional financing established by the Federal Housing Finance Agency. For 2021, in most counties, the FHFA limit is $484,350 for a one-unit residence; however, it can go up to $726,525 in high-cost areas such as New York, D.C. and the Bay Area.

When an eligible VA borrower buys a home for more than $144,000, the VA provides an additional entitlement. That additional entitlement is 25% of the loan amount or 25% of the loan limit for that county, whichever is less.

To illustrate, say Jonathan is a Petty Officer 2nd Class in the U.S. Navy and has met the service requirements to be eligible for a VA loan. Jonathan has not yet used his available entitlement and wants to purchase a home for $200,000 in a county with a loan limit of $484,350. Because the VA’s guaranty is limited to 25% of the county loan limit or 25% of the loan amount, whichever is less, the VA will guaranty $50,000, or one-quarter of Jonathan’s $200,000 home loan.

But what happens if Jonathan wants to buy another home using his VA benefits?

Reusing VA eligibility

The rules for reusing VA eligibility depend on whether you plan to sell your existing home or rent out your existing home and buy another. We’ll look at both scenarios.

Sell existing home

“The easiest way to get another VA loan is to pay off the original VA loan,” said Randy Hopper, senior vice president of mortgage lending at Navy Federal Credit Union.

If you sell your existing home before buying another, proceeds from the sale will ideally be enough to pay off the existing mortgage balance in full — then you can regain your full entitlement. But timing a sale and a new home purchase can be tricky. Few homeowners want to sell their existing home without a new place to move into.

“If a veteran sells their house before it is paid off, the buyer can use the VA entitlement to take control of the mortgage,” Hopper said. “In that case, the veteran cannot get another VA loan until the first one is paid off, unless they sell it to a qualified veteran with their own entitlements.”

For example, say Jonathan buys his $200,000 home using the entitlement outlined above. Two years later, Jonathan wants to sell the home to Judi, who is not a veteran and not eligible for a VA loan. Any creditworthy borrower who agrees to take over payments can assume a VA loan, even if the buyer wouldn’t be eligible for a VA loan on their own. So Judi can assume Jonathan’s loan, but Jonathan’s entitlement would remain tied up in that loan until it is paid in full, because the VA benefit stays with the mortgage, not the individual.

If Jonathan instead sold the home to Bobby, a veteran who is a first-time VA loan user, Bobby can substitute his entitlement for Jonathan’s and restore Jonathan’s entitlement for another VA loan.

Rent and buy

What if Jonathan doesn’t want to sell his existing home and instead wants to rent it out and buy a house in a new area? It may be possible for him to have two outstanding VA loans at the same time.

Remember, eligible veterans in most parts of the country have a basic entitlement of $36,000 and an additional entitlement of $85,087 for a total of $121,087 (25% of $484,350).

In the scenario outlined above, Jonathan is using $50,000 of his entitlement. That means in most parts of the country, he would have $71,087 of entitlement left over. If Jonathan wants to buy a new home elsewhere but keep and rent out his existing house, he can use his remaining benefits.

Here’s how the math works, assuming Jonathan buys in another county with a standard loan limit of $484,350.

  • Maximum guaranty: $484,350 x 25% = $121,087
  • Entitlement available: $121,087 – $50,000 = $71,087
  • Maximum loan amount without a down payment: $71,087 x 4 = $284,350

Jonathan can access his VA entitlement to buy a second home priced at up to $284,350 without needing to come up with a down payment. If he wants to buy a more expensive property, he can still use his VA entitlement, but he would need to come up with a down payment of 25% of the excess loan amount.

To illustrate, say the second property Jonathan wants to buy is priced at $300,000 rather than $284,350. Jonathan would need to come up with a down payment of $3,912, or 25% of $300,000 minus $284,350.

How to restore your eligibility

Hopper said veterans can have two or more VA loans at the same time if they have some entitlement remaining on their VA benefits. “This most often happens if someone moves and they rent out their original home to subsidize the cost of the two loans,” he said. “But of course, they have to meet the income and credit requirements to be approved for a second loan by their lender.”

To access benefits for a new VA loan, you’ll need to restore your eligibility.

You can do this by completing VA Form 26-1880 (or VA Form 26-1817 for surviving spouses) — that’s the same form used to obtain a Certificate of Eligibility (COE), which shows you’re eligible for a VA loan.

You can apply for a new COE online through the eBenefits portal or get assistance applying through your lender. If you apply through your lender, you may be able to obtain an online COE in just a few seconds.

Once you have the COE in hand, the amount of basic entitlement and the amount currently tied up in your previous loan will be displayed near the center of the COE.

For example, in Jonathan’s case the COE might say:

“THIS VETERAN’S BASIC ENTITLEMENT IS $36,000. TOTAL ENTITLEMENT CHARGED TO A PREVIOUS VA LOAN IS $50,000.”

Note that the COE will not disclose the amount of the additional entitlement available. Instead, an asterisk refers to a note, which explains the possibility of additional entitlement.

You may not have to obtain a restoration of entitlement if you have enough remaining to cover the new loan for which you’re applying. Returning to the example above, if Jonathan sells his home, pays off the existing mortgage and wants to access his full entitlement for a new loan, he would want to restore his eligibility and get a new COE showing none of his benefits are currently in use. However, if the new home he plans on purchasing is only $250,000, Jonathan wouldn’t need more than his remaining entitlement of $71,087 — he could simply rely on his remaining entitlement.

Keep in mind that you may have to pay a higher funding fee when you reuse your entitlement. Funding fees are a percentage of the VA loan amount, and they vary based on the borrower’s military status, the size of the down payment and whether they’ve been used before.

TYPE OF VETERANDOWN PAYMENTPERCENTAGE FOR FIRST-TIME USEPERCENTAGE FOR SUBSEQUENT USE
Regular militaryNone 5% or more 10% or more2.15% 1.50% 1.25%3.3% 1.50% 1.25%
Reserves/National GuardNone 5% or more 10% or more2.4% 1.75% 1.5%3.3% 1.75% 1.5%

Bottom line

Navigating VA loan entitlement can be confusing, even for mortgage professionals. If you want to reuse your VA home loan benefits, work with a lender who understands how VA entitlements work. VA loans come with several advantages, including no mortgage insurance requirements, even on zero-down payment loans, which may make them the least expensive way to own a home for eligible service members and veterans.

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VA loan is a mortgage loan in the United States guaranteed by the United States Department of Veterans Affairs (VA). The program is for American veterans, military members currently serving in the U.S. military, reservists and select surviving spouses (provided they do not remarry) and can be used to purchase single-family homes, condominiums, multi-unit properties, manufactured homes and new construction. The VA does not originate loans, but sets the rules for who may qualify, issues minimum guidelines and requirements under which mortgages may be offered and financially guarantees loans that qualify under the program.

The basic intention of the VA home loan program is to supply home financing to eligible veterans and to help veterans purchase properties with no down payment. The loan may be issued by qualified lenders.

The VA loan allows veterans 103.3 percent financing without private mortgage insurance (PMI) or a 20 percent second mortgage and up to $6,000 for energy efficient improvements. A VA funding fee of 0 to 3.3% of the loan amount is paid to the VA; this fee may also be financed and some may qualify for an exemption. In a purchase, veterans may borrow up to 103.3% of the sales price or reasonable value of the home, whichever is less. Since there is no monthly PMI, more of the mortgage payment goes directly towards qualifying for the loan amount, allowing for larger loans with the same payment. In a refinance, where a new VA loan is created, veterans may borrow up to 100% of a property’s reasonable value, where allowed by state laws. In a refinance where the loan is a VA loan refinancing to VA loan (IRRRL Refinance), the veteran may borrow up to 100.5% of the total loan amount. The additional .5% is the funding fee for a VA Interest Rate Reduction Refinance.

VA loans allow veterans to qualify for loan amounts larger than traditional Fannie Mae / conforming loans. Standard VA guidelines state that the VA will insure a mortgage where the monthly payment of the loan is up to 41% of the gross monthly income vs. 28% for a conforming loan assuming the veteran has no monthly bills, although there is no hard limit to the DTI for a VA home loan. Veterans have been known to be approved with a DTI of up to 80%, if there are other factors that strengthen their loan application. These factors include a low Loan-To-Value (LTV), sufficient residual income, additional income received but not used to qualify for the loan, good credit, etc…

History

The original Servicemen’s Readjustment Act, passed by the United States Congress in 1944, extended a wide variety of benefits to eligible veterans. The VA loan guarantee program was especially important to veterans.[1] Under the law, as amended, the VA is authorized to guarantee or insure home, farm, and business loans made to veterans by lending institutions. Over the history of the program, 20 million VA home loans have been insured by the government. The VA can make direct loans in certain areas for the purpose of purchasing or constructing a home or farm residence, or for repair, alteration, or improvement of the dwelling. The terms and requirements of VA farm and business loans have not induced private lenders to make such loans in volume during recent years.

The Veterans Housing Act of 1970 removed all termination dates for applying for VA-guaranteed housing loans. This 1970 amendment also provided for VA-guaranteed loans on mobile homes.

More recently, the Veterans Housing Benefits Improvement Act of 1978 expanded and increased the benefits for millions of American veterans.[1]

Until 1992, the VA loan guarantee program was available only to veterans who served on active duty during specified periods. However, with the enactment of the Veterans Home Loan Program Amendments of 1992 (Public Law 102-547, approved 28 December 1992), program eligibility was expanded to include Reservists and National Guard personnel who served honorably for at least six years without otherwise qualifying under the previous active duty provisions. Such personnel are required to pay a slightly higher funding fee when obtaining a VA home loan.

Despite a great deal of confusion and misunderstanding, the federal government generally does not make direct loans under the act. The government simply guarantees loans made by ordinary mortgage lenders (descriptions of which appear in subsequent sections) after veterans make their own arrangements for the loans through normal financial circles. The Veterans Administration then appraises the property in question and, if satisfied with the risk involved, guarantees the lender against loss of principal if the buyer defaults.

In association with the VA’s program, the Servicemembers’ Civil Relief Act protects service members from financial woes on their home loan that may occur as a result of active duty commitments, freezing their interest rates at 6%.

On December 26, 2012, the Department of Veterans Affairs announced it has guaranteed 20 million home loans since its home loan program was established in 1944 as part of the original GI Bill of Rights for returning World War II Veterans. The 20 millionth loan was guaranteed for a home in Woodbridge, Va., purchased by the surviving spouse of an Iraq War Veteran who died in 2010. (www.va.gov)[better source needed]

On January 22, 2021, the VA loan program celebrated its 75th anniversary since the passing of the original Servicemen’s Readjustment Act, also knowns as the G.I. Bill. During the celebration, the Department of Veterans Affairs announced the program had guaranteed 24 million VA home loans since its inception.[2]

On January 25, 2021, the Blue Water Navy Vietnam Veterans Act of 2021 was signed into law temporarily increasing the VA funding fee for active duty service members and veterans starting January 1, 2020. The law removed VA county loan limits for homebuyers with full VA loan entitlement and made Purple Heart recipients exempt from paying the VA funding fee.[3] Several members of Congress were displeased after the passing of the act, writing an open letter to House Speaker Nancy Pelosi and Minority Leader Kevin McCarthy asking that future bills not be paid for by increasing VA loan fees.[4]

Funding fees

A funding fee must be paid to VA unless the veteran is exempt from such a fee because he or she receives any VA disability compensation. It is a myth that the disability compensation must be some percentage, “such as minimum of 10%”. The statute actually reads, “…38 U.S. Code § 3729.Loan fee – (1) A fee may not be collected under this section from a veteran who is receiving compensation (or who, but for the receipt of retirement pay or active service pay, would be entitled to receive compensation) or from a surviving spouse of any veteran (including a person who died in the active military, naval, or air service) who died from a service-connected disability…” If a veteran is awarded disability compensation after paying a funding fee, he/she can apply for a refund of this funding fee, so long as the beginning date of the disability is prior to the closing date of the home mortgage.

In January 2012, Congress passed a bill that allows a Veteran to receive the benefits of having Veteran Disability while it is still pending. The amount paid for the funding fee can be refunded back to the Veteran when a determination is made and the paperwork is received.

The VA Funding fee may be paid in cash or included in the loan amount. Closing costs such as VA appraisal, credit report, loan processing fee, title search, title insurance, recording fees, transfer taxes, survey charges, or hazard insurance may not be included in the loan. However, the seller may pay these on behalf of the VA borrower.

Purchase and construction loans

Due to the Blue Water Navy Vietnam Veterans Act of 2021, the VA funding fee is equalized for all branches of service starting January 1, 2020. For active duty military members and veterans, this means an increase in VA funding fee costs for a period of 2 years. If you have a service-connected disability that you are compensated for by the VA or if you are a surviving spouse of veteran who died in service or from service-connected disabilities, the funding fee is waived.

Type of VeteranDown PaymentFirst Time UseSubsequent Use
Regular Military, Reserves/National GuardNone
5%-9.99%
10% or more
2.3%
1.65%
1.4%
3.6%*
1.65%
1.4%

The VA funding fee can be financed directly into the maximum loan amount for the county in which the home is located. For subsequent use VA loans, if the sales price and the financed VA funding fee total more than maximum loan amount for that county, the borrower or seller must pay for the fee out of pocket. All VA loans require an impound account for property taxes and homeowners insurance which makes the monthly payment of VA loans calculated as a PITI payment.**

Cash-out refinancing loans

Type of VeteransPercentage for First Time UsePercentage for Subsequent Use
Regular Military, Reserves/National Guard2.3%3.6%*
  • The higher subsequent use fee does not apply to these types of loans if the veteran’s only
    prior use of entitlement was for a manufactured home loan.

Other types of loans

Type of LoanPercentage for Either Type of Veteran
Whether First Time or Subsequent Use
Interest Rate Reduction
Refinancing Loans
.50%
Manufactured Home Loans1.00%
Loan Assumptions.50%
  • Veterans who previously lived in a home they had to then rent out will typically qualify for a no appraisal Interest Rate Reduction Refinance. The Veteran’s Administration also allows Veteran Homeowners to refinance from a Conventional loan to a VA mortgage Loan. This process, however, does require an appraisal.

Equivalents of VA loans

Private mortgage insurance

Private mortgage insurance (PMI) guarantees conventional home mortgage loans – those that are not guaranteed by the government. This loan program is a private sector equivalent to the Federal Housing Administration (FHA) and VA loan programs.

The PMI company insures a percentage of the consumer’s loan to reduce the lender’s risk; this percentage is paid to the lender if the consumer does not pay and the lender forecloses the loan.

Lenders decide if they need and want private mortgage insurance. If they so decide, it becomes a requirement of the loan. PMI companies charge a fee to insure a mortgage loan; the VA insures a loan at no cost to a veteran buyer (other than the VA funding fee); the FHA charges a monthly fee to guarantee the loan.[1]

VA Loan application

The VA loan application is a standardized loan application form 1003 issued by Fannie Mae also known as Freddie Mac Form 65. It is a Federal crime punishable by fine or imprisonment, or both, to knowingly make any false statements on a VA loan application under the provisions of Title 18, United States Code, Section 1001, et seq.

You will need the following paperwork to apply:

  • Copies of your W2 statements for the past two years, so your gross household income can be confirmed,
  • Copies of your previous two pay stubs,
  • Documentation of other assets (checking accounts, savings accounts, financial investments, trust funds, etc.),
  • If self-employed, two years of consecutive tax returns will be required.
  • The Veteran also needs to supply their DD 214 and Certificate of Eligibility (COE)

Qualifying for Veteran Home Loans

The Veteran Loan program is designed for veterans who meet the minimum number of days of completed service. Some of the other eligibility requirement for the VA loan program[5] and some specific home loan benefits include the length of service or service commitment, duty status and character of service. The program does allow for benefits to Surviving Spouses.

The VA does not have a minimum credit score used for pre-qualifying for a mortgage loan, however, most Lenders require a minimum credit score of at least 620.[6]

A Veteran who has used their entitlement to previously purchase a home, may have entitlement left to purchase another one. If you previously purchased a home using your VA Benefits then you might still have some of that “Entitlement” available to you for the purchase a new home. To Calculate Maximum Entitlement available, consider the following:

  1. If your previous home was purchased using a VA Loan, and that loan was paid off by the new owners, the full entitlement may have been restored.
  2. If you sold your home to someone, and allowed them to assume your VA Loan, then you might have the full entitlement restored, if one or more of the purchasers were also Veterans.
  3. If you still own the home, and you are renting it out – you might be able to purchase a new home using your partial entitlement, but there are several restrictions.

Allowable Income Sources used to qualify for a VA Loan include: Retirement Income, Social Security Income, Child Support, Alimony and Separate Maintenance, BAH, BAS and Disability Income. Dependency and Indemnity Compensation (DIC) for a Surviving Spouse can also be included. In addition, stable, documented income from employers remains the best income source for VA loans.

Homeless Veterans – The National Center on Homelessness Among Veterans (NCHAV)[edit]

The National Center on Homelessness Among Veterans (NCHAV) has planned to increase recovery-oriented care provided to homeless Veterans, or those soon to be, through the development and dissemination of evidence-based programs, policies as well as best practices. It was established in 2009 to support the execution of the U.S. Department of Veteran Affairs’ (VA’s) Five Year Plan to End Homelessness Among Veterans. This plan was born out of the goals and timeframes set forth by the legislators, governors, nonprofits, faith-based and community organizations, the U.S. Congress, the United States Interagency Council on Homelessness, business entities and philanthropic leaders to end homelessness in America and progress to make affordable and stable housing available to all its people.

NCHAV

Below are the four core activities of NCHAV’s integrated and organized work:

  • Model Development & Implementation
  • Research & methodology
  • Education & Dissemination
  • Policy Analysis[7][8]

References

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