Eligibility Requirements for VA Home Loans

What is a VA Loan?

VA loans are guaranteed by the U.S. Department of Veterans Affairs (VA) and allow qualified veterans or active duty personnel and/or their current or surviving spouses to finance up to 100% of the purchase price of their home. They also allow for the streamlined refinancing of VA loans in the event interest rates decline. The VA does not actually make loans, but instead guarantees the loans made by VA lenders, such as banks or mortgage companies.

Who is eligible for a VA loan?

VA loans may be available to veterans, active duty personnel, reservists or National Guard members, and/or their current or surviving spouses. For a detailed list of qualifications, Click here.

What are the income requirements to obtain a VA loan?

Generally borrowers must have a minimum of two years of steady employment. Not applicable for VA Streamline Refinances.

What are the VA loan limits?

The maximum loan amount VA will guarantee depends on the state and county in which the property is located. For most counties the maximum VA loan amount is $424,100. However, in "high cost" counties, the limit is higher, up to a maximum of $1,000,000. To learn more about VA loan limits and view a list of 'high cost' counties, Click here.

If I have my Certificate of Eligibility, am I guaranteed to get a VA loan?

You are guaranteed for a VA loan once qualification is complete. The lender has to make sure you are able to support the mortgage payment for the home. The borrower must still qualify based on their income, assets, and credit history.

Do I have to pay my closing costs out of pocket?

It depends on how you structure the sales contract. You can have the seller pay as much as 6% of the borrower's closing costs for a VA loan. Many people take advantage of this. Be sure to talk to your realtor about this seller concession.

What is the VA funding fee?

The VA funding fee is what the VA charges to guarantee the loan. It is not a fee that has to be paid at closing out of pocket. This fee can simply be added to your base loan amount and is paid over the life of the loan. This fee basically takes the place of the mortgage insurance that you would normally find on a conventional loan.

How much is the VA funding fee?

The VA funding fee is based on your down payment and your military/veteran status. To view a VA Funding Fee Table, click here

If I have a service related disability, am I exempt from the VA funding fee?

If you are receiving disability income from the VA you should be exempt from any of VA's funding fees.

Will I have mortgage insurance?

One of the great benefits of the VA loan is that it enables you to borrow up to 100% of the home's appraised value without having to pay mortgage insurance. The VA charges a funding fee that is much less expensive than mortgage insurance and isn't part of your monthly mortgage payment.

Can I buy an investment property with a VA loan?

VA loans are only available to purchase a home you plan to live in as your primary residence.

Refinance FAQs

Must I use my current lender to refinance?

No. You can choose any mortgage lender on the VA approved lender's list. Make sure that you shop around for your VA refinance. By researching several lenders you will get more offers and you can choose the lender with the lowest rate and fees. AimLoan provides an online loan estimate and guarantees total closing costs, including both lender fees and third party charges.

Do I have to get another Certificate of Eligibility when refinancing?

Since you already provided this when you bought the property, no additional proof of a Certificate of Eligibility is needed.

What out-of-pocket expenses will I have when refinancing?

VA allows all closing costs of refinancing to be financed into your new mortgage.

If I was exempt from paying the VA funding fee when I bought the house, am I still exempt when I refinance?

As long as you are still classified as 10% disabled or more you should be exempt from a VA funding fee.

What is a VA Cash Out Refinance?

This is a refinance program the VA offers for those veterans or active military who want to take cash out of the equity in their homes. You must be refinancing an existing VA loan in order to use the VA Cash Out Refinance program. You may borrow up to 90% of the value of your home, provided you qualify.

Program Guidelines

Primary Residence

Property Type Max Loan Amount1 Max LTV Max CLTV Min FICO
SFR/Condo 424,100 100 100 640
2 Unit 424,100 100 100 640
3-4 Unit 424,100 80 80 640
SFR/Condo 650,000 100 100 660
2 Unit 650,000 100 100 660
3-4 Unit 650,000 80 80 660
SFR/Condo 1,000,000 100 100 680
2 Unit 1,000,000 100 100 680
3-4 Unit 1,000,000 80 80 680
No Cash Out Refinance: If paying off a VA Loan, please visit VA Streamlined Refi (IRRRL) program guidelines.
Cash Out Refinance
Property Type Max Loan Amount1 Max LTV Max CLTV Min FICO
SFR/Condo 424,100 90 90 640
2 Unit 424,100 90 90 640
3-4 Unit 424,100 80 80 640
SFR/Condo 650,000 90 90 660
2 Unit 650,000 90 90 660
3-4 Unit 650,000 80 80 660
SFR/Condo 1,000,000 90 90 680
2 Unit 1,000,000 90 90 680
3-4 Unit 1,000,000 80 80 680
Risk-Based Add-OnsAdded to Points or Subtracted from Rebate, All Add-Ons are Cumulative

FICO Score2

<= 60%
720+ (0.250) (0.250) (0.250) (0.250) (0.250) (0.250) (0.250)
660-719 0.000 0.000 0.000 0.000 0.000 0.000 0.000
640-659 0.500 0.500 0.500 0.500 0.500 0.500 0.500
VA Funding Fee Table

Purchase Transactions

Percentage for
first time use
Percentage for
subsequent use
< 5% 2.15% 3.30%
5-9.99% 1.50% 1.50%
>=10% 1.25% 1.25%
<5% 2.40% 3.30%
5-9.99% 1.75% 1.75%
>=10% 1.50% 1.50%
Disabled Veteran
(Service Connected Disability)
N/A 0.00% 0.00%

Refinance Transactions2

Percentage for
First Time Use
Percentage for
Subsequent Use
Veteran/Active Duty 2.15% 3.30%
Reserves/National Guard 2.40% 3.30%
Disabled Veteran (Service Connected Disability) 0.00% 0.00%


(1) Maximum loan amount is lower of amount listed or max county loan limit. Includes VA funding fee if financed.

Our most popular program! Because 30 years is the longest term available, the monthly payments will be the lowest of any of the fixed rate programs.
Our second most popular program! You pay a lower rate and build equity faster than you would with a longer term program. The monthly payments are higher, but the savings over the life of the loan are considerable.