What You Need Before You Start

A VA loan application starts with your Certificate of may be able to access (COE). This document proves to the lender that you served in the military and meet the VA's basic requirements. You cannot complete a loan application without it, so getting your COE is your first step — not something you do after you find a house.

You get your COE from the VA, not from your lender or real estate agent. The fastest way is through VA.gov using your login credentials (DS Login, My HealtheVet, or ID.me). If you do not have online access, you can mail VA Form 26-1880 to the VA Regional Office that covers your state. The online route usually takes minutes; the mail route takes two to four weeks.

Once you have your COE, you are ready to contact a lender. Not all lenders offer VA loans — you need one that is VA-approved. Your bank may not be; credit unions and mortgage companies that specialize in VA loans often move faster and know the process better.

Key Takeaways

  • Get your Certificate of may be able to access from VA.gov before you contact any lender, because you cannot start a loan application without it.
  • You will need a VA-approved lender, your military discharge papers (DD Form 214), proof of income, and a property under contract before the lender can move forward.
  • The lender orders a VA appraisal, which is separate from a standard home inspection and takes one to three weeks.
  • VA loans do not require a down payment or private mortgage insurance, but you will pay a one-time funding fee unless you are exempt due to disability.
  • The entire process from finding a property to closing typically takes 30 to 45 days, depending on the appraisal and your lender's speed.

Getting Your Certificate of may be able to access Online

Go to VA.gov and sign in with your DS Login, My HealtheVet account, or ID.me. Once logged in, navigate to the VA benefits section and look for the option to request your COE. The system will ask you to confirm your service dates and discharge status. If your information is correct in the VA's records, you will receive your COE immediately as a PDF you can download and print or save to your phone.

If the VA's records show a discrepancy — for example, if your discharge date is wrong or your branch is listed incorrectly — the system will tell you that you need to submit additional documents. In that case, you can upload your DD Form 214 (your military discharge papers) right there in the portal. The VA will review it and issue your COE once the information matches.

Keep a copy of your COE on your phone or email it to yourself. You will need to show it to your lender, and having it instantly available speeds things up.

Requesting Your COE by Mail

If you cannot access VA.gov or prefer to apply by mail, fill out VA Form 26-1880 and send it to the VA Regional Office for your state. You can find the correct address on VA.gov by searching for your state. Include a copy of your DD Form 214 with the form.

The VA will mail your COE to the address you provide. This route takes two to four weeks, sometimes longer if the VA's records need correction. If you are on a timeline — for example, if you have already found a house and the seller wants to close quickly — the online method is much faster.

If you served before 1975 or have a non-standard discharge, the mail process may take longer because the VA may need to verify your service through the National Archives. Ask the VA Regional Office for an estimate when you submit your form.

What to Bring to Your Lender

Once you have your COE, contact a VA-approved lender. Bring or have ready the following documents:

  • Your Certificate of may be able to access (printed or digital)
  • Your DD Form 214 or other military discharge documentation
  • Recent pay stubs (usually the last two months)
  • Tax returns for the last two years
  • Bank statements showing your savings and checking accounts
  • A signed purchase agreement for the property you want to buy

The lender will also run a credit check and may ask for explanations of any late payments or collections accounts on your credit report. VA loans do not have a minimum credit score set by the VA itself, but individual lenders typically require 620 or higher. If your score is lower, some lenders will still work with you, but you may pay a higher interest rate.

If you do not yet have a property under contract, you can start the pre-approval process with just your COE, discharge papers, and financial documents. Pre-approval tells you how much the lender will loan you and locks in an interest rate for a set period (usually 45 to 60 days). This is useful when you are house hunting, because sellers take you more seriously if you have a pre-approval letter.

The Appraisal and Underwriting Process

After you have a signed purchase agreement, the lender orders a VA appraisal. This is different from a standard home inspection. The VA appraiser checks that the property is worth at least what you are paying for it and that it meets VA minimum property requirements — for example, the roof must be in good condition, the plumbing must work, and there cannot be significant safety hazards. The appraisal takes one to three weeks.

While the appraisal is underway, the lender's underwriting team reviews your financial documents and verifies your income with your employer. They will also order a title search to make sure the seller actually owns the property and there are no liens against it. This is standard for any mortgage, not specific to VA loans.

If the appraisal comes back lower than your purchase price, you have a few options: renegotiate the price with the seller, make up the difference in cash, or walk away. The VA will not lend more than the appraised value, so you cannot borrow your way out of a low appraisal.

The Funding Fee and Closing Costs

VA loans do not require a down payment or private mortgage insurance, which saves most borrowers thousands of dollars. However, you will pay a funding fee — a one-time charge that goes to the VA to offset the cost of the program. The funding fee is typically 2.3 percent of the loan amount for a first-time buyer with no down payment. For example, on a $300,000 loan, the fee would be about $6,900.

You do not pay the funding fee upfront in cash. Instead, it is rolled into your loan amount, so you finance it over the life of the mortgage. If you are a veteran with a service-connected disability rated at 0 percent or higher by the VA, you are exempt from the funding fee entirely.

Beyond the funding fee, you will have standard closing costs: title insurance, recording fees, appraisal fee (sometimes), and lender fees. These vary by state and lender, but typically run 2 to 5 percent of the loan amount. The lender will give you a detailed estimate (called a Loan Estimate) within three business days of your application. You can shop around — getting estimates from two or three lenders is normal and often saves money.

Timeline From Application to Closing

The entire process typically takes 30 to 45 days from the time you sign the purchase agreement to the time you close and get the keys. Here is the rough order:

  • Days 1–3: You submit your application and financial documents to the lender.
  • Days 3–7: The lender orders the appraisal and begins underwriting.
  • Days 7–21: The VA appraisal is completed. Underwriting continues.
  • Days 21–35: The lender clears any remaining questions, orders a final title search, and prepares closing documents.
  • Days 35–45: You sign closing documents at a title company or attorney's office, and the lender funds the loan.

This timeline assumes no problems — no appraisal issues, no missing documents, and no delays from the title company. If the appraisal comes back low or you need to provide additional income verification, add one to two weeks. If you are buying in a hot market where the title company is backed up, add another week.

Frequently Asked Questions

Can I get my Certificate of may be able to access if I am still on active duty?

Yes. Active-duty service members can request a COE through VA.gov using the same process as veterans. You will need to confirm your expected discharge date. If you are planning to separate soon, getting your COE before you leave active duty can speed up your home purchase after you transition.

What if I lost my DD Form 214?

Request a replacement from the National Archives or your branch's records center. You can order it online through the National Archives website (archives.gov) or by mail. It usually takes one to two weeks. In the meantime, you can start your COE request online — if the VA has your service information in its system, you may get your COE without the physical document.

Do I have to use my full VA loan benefit, or can I use part of it?

You can use as much or as little of your benefit as you want. Your entitlement is the maximum the VA will may provide, but you do not have to borrow that much. Some borrowers use a smaller loan and put down cash to keep their monthly payment lower. You can also save your remaining entitlement for a future purchase.

What happens if the VA appraisal is lower than the purchase price?

The lender cannot loan more than the appraised value. You can renegotiate the price with the seller, pay the difference in cash, or cancel the purchase. Some sellers will lower their price when they see a low appraisal; others will not. This is a negotiation between you and the seller, not something the VA controls.

Can I apply for a VA loan if I have bad credit?

Most VA-approved lenders require a credit score of 620 or higher, but some will work with lower scores. If your credit is damaged, shop around — different lenders have different standards. You may pay a higher interest rate, but you can still get a loan. Focus on explaining any late payments or collections accounts in writing to the lender; they want to understand your situation.