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A service member in uniform hugs a child in front of a house. The child holds a small American flag.

VA & Military

A home loan benefit for some veterans, service members, and surviving spouses.

The Benefit, and the Loan Around It

A VA loan is a home loan benefit for eligible veterans, service members, and some surviving spouses. The Department of Veterans Affairs decides who can use it. That decision is a Certificate of Eligibility. A lender cannot grant it.

When the benefit fits, many buyers do not put money down. You can still owe closing costs, and the home still has to pass a VA appraisal. The loan is for a home you will live in, not a rental you will never occupy.

Many VA loans include a funding fee. Some veterans are exempt, including some with a service-connected disability. The fee can often be financed into the loan instead of paid in cash. A loan officer will say which case applies to your file. This page does not quote the fee.

The benefit can also be used to refinance a loan you already have. One version, often called an IRRRL, is a streamline refinance of an existing VA loan. It is a different file from a purchase, and it is not available on every VA loan.

A service member in uniform sitting on the front steps of a gray house with a spouse and two children.
A home you will live in
A child sitting on the shoulders of a parent in a camouflage uniform.

In Everyday Language

A VA loan is a benefit for eligible veterans, service members, and some surviving spouses. The Department of Veterans Affairs decides who can use it. When it fits, it can help with the down payment. It is still a loan, with a review of income, credit, and the home.

A Benefit, and a Loan

A VA loan is a benefit for eligible veterans, service members, and some surviving spouses. The VA decides who can use it. These photos are homes and families, not listings, and they are not an offer.

A family sitting on the front steps of a gray two-story house with a porch.
A home you will live in
A service member in uniform sitting on a sofa with a child, and a flag draped behind them.
At home

What the Benefit Covers

Eligibility, the home, the cash you bring, and a possible funding fee are separate questions. This page does not quote the fee.

Swipe sideways to see each part.

  • A smiling service member in a camouflage uniform and cap, standing in front of an American flag.

    Who Can Use It

    The VA reviews service history and entitlement. Military service by itself is not a yes. A lender cannot grant eligibility.

  • A service member holding a child in front of a house, with an American flag by a fence.

    A Home You Will Live In

    The loan is for a home you will occupy. A rental you will never live in does not fit.

  • House keys and a house-shaped keychain on a table, with an American flag behind them.

    Little or No Money Down

    Many eligible buyers do not put money down. Closing costs and the home can still require cash.

  • A white brick house with a teal front door, a stone column, and a curved stone walk.

    A Purchase or a Refinance

    The benefit can buy a home or, in some cases, refinance one you already have. A refinance is not always a lower payment.

  • Three people at a table, reviewing papers and holding pens.

    The Funding Fee

    Many VA loans include a funding fee. Some veterans are exempt. The fee can often be financed. This page does not quote it.

A family of four standing at a white picket gate in front of a cream house.

Who It Is Great For

  • Eligible veterans, active service members, and surviving spouses
  • Buyers who want to know whether their benefit can be used on this home
White apartment buildings with balconies, facing a green lawn under a cloudy sky.

Who It May Not Fit

  • People who do not have VA eligibility
  • A home that will not be your primary residence

Key Requirements

  1. A woman working at a desk with two monitors beside a window.

    01

    Credit

    A credit history a lender can review. Eligibility for the benefit is separate from the credit review.

  2. A family and a white dog sitting on the front steps of a gray house.

    02

    Down Payment

    Many eligible buyers do not put money down. Closing costs and the home itself can still require cash.

  3. Five coworkers reviewing papers around a conference table.

    03

    Debt-to-Income

    Debts that fit the income you can document.

These notes describe topics a lender often reviews. They are not minimums or a promise of approval.

A living room with a fireplace, built-in shelves, and a view into the kitchen.
A family of four close together on a sofa, two children on their parents' shoulders.

What to Remember

  • The VA decides who can use the benefit
  • Many VA loans do not require a down payment, and that is not a promise for every file
  • The benefit can be used to buy or, in some cases, to refinance
A family jumping on the lawn in front of a white house.

Pros

  • A benefit that can reduce the cash you need up front
  • Can be part of a purchase or a refinance conversation
A man in a light blue jacket seated at a conference table, with coworkers talking behind him.

Cons

  • You must be eligible, and the VA makes that call
  • The home has to be one you will live in

How It Usually Goes

  1. 1

    Two people talking in chairs by a window, one taking notes.

    Confirm Eligibility

    A Certificate of Eligibility, or the records used to request one, shows whether the benefit is available.

  2. 2

    A shingle house with a stone walk, white columns, and an orange front door.

    Choose the Home

    Tell the loan officer if this is a purchase or a refinance of a home you already have.

  3. 3

    A woman at a white desk, working at a computer with a notebook in front of her.

    Review Income and Credit

    The benefit does not skip this step.

  4. 4

    Three people reviewing papers and a notebook around a low table.

    Close With the Numbers in Writing

    Ask about any VA funding fee and whether you might be exempt before you compare payments.

Two people talking in chairs by a window, one taking notes.

1 of 4. Confirm Eligibility

A man in a white shirt explaining something to two people seated across from him.

Questions People Ask

Does Military Service Automatically Mean I Can Use a VA Loan?

No. The VA reviews service history and entitlement. A loan officer can help you request that review.

Can I Refinance With a VA Loan?

Sometimes. There are refinance options for eligible borrowers. They are not automatic, and they are not always a lower payment.

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