Basic Military Service Requirements

To get a VA home loan, you must have served on active duty, in the reserves, or in the National Guard for a minimum length of time. The exact length depends on when you served. If you served on active duty, you generally need at least 90 days of continuous service during wartime, or 181 days during peacetime. Reserve and National Guard members need six years of service, though some shorter service periods count if you were discharged for a service-connected disability.

Your discharge must have been under conditions other than dishonorable. A dishonorable discharge bars you from the loan. Bad conduct discharges and other-than-honorable discharges typically disqualify you as well, though the VA can review individual cases. If you received a discharge upgrade, the VA will consider your new discharge status.

Surviving spouses of service members who died on active duty or from a service-connected disability may also be may be able to access, even if they never served themselves. The same applies to surviving spouses of veterans who died after service from a service-connected condition.

Key Takeaways

  • You need a minimum of 90 days active duty during wartime or 181 days during peacetime, with an honorable or general discharge.
  • Reserve and National Guard members typically need six years of service to be may be able to access.
  • Surviving spouses of service members who died on active duty or from service-connected disabilities can use the benefit even without military service themselves.
  • You do not need a down payment, a minimum credit score, or a specific income level to be may be able to access, though lenders may have their own requirements.
  • Your Certificate of may be able to access from the VA is the document that proves your service record meets the requirements.

How to Prove Your Service Record

The VA issues a Certificate of may be able to access (COE) that shows you meet the service requirements. This is the document lenders ask for when you apply for a loan. You can request a COE through the VA website, by mail, or through your lender — many lenders will request it on your behalf as part of the loan process.

To get a COE, you will need your Social Security number, date of birth, and your military service dates. If you served in the reserves or National Guard, you will also need to provide your unit information. The VA typically issues a COE within a few days if you apply online, though mail requests can take longer.

If you cannot locate your discharge papers or service records, the VA can pull your information from the Department of Defense database. You do not need to have your original discharge certificate in hand to apply.

Income and Credit Requirements Set by Lenders, Not the VA

The VA itself does not set a minimum income level or credit score for the loan. However, individual lenders do. Most lenders require a credit score of 580 to 620 or higher, though some will work with lower scores. Your income must be high enough that your monthly housing payment does not exceed a certain percentage of your gross monthly income — typically 41 percent, though this varies by lender.

Lenders will review your debt-to-income ratio, which includes car loans, credit cards, student loans, and any other monthly obligations. A lender may deny you if your total monthly debt is too high relative to your income, even if your military service record qualifies you for the loan.

Because the VA does not set these requirements, you may be may be able to access for a VA loan from one lender but not another. If one lender turns you down, it is worth asking another.

Entitlement and How Much You Can Borrow

Your VA loan entitlement is the amount the VA will may provide to the lender if you default. Most veterans receive a basic entitlement of $36,000, though this amount has increased over time and varies based on when you served. This does not mean you can only borrow $36,000 — it means the VA backs up to that amount.

In practice, you can borrow much more. Lenders typically allow you to borrow up to four times your entitlement without a down payment. If your entitlement is $36,000, you could borrow up to $144,000 with no money down. If you want to borrow more than four times your entitlement, most lenders will require a down payment on the amount above that threshold.

Your entitlement is a one-time benefit, but it can be restored. If you sell a home you bought with a VA loan and pay off the loan in full, your entitlement is restored and you can use it again for another purchase.

Spouses and Dependents

Your spouse does not need military service to be on the loan with you. A spouse can be a co-borrower, and their income counts toward your debt-to-income ratio. However, if you are divorced, your ex-spouse cannot use your VA loan benefit — each person's entitlement is individual.

Dependents do not affect your may be able to access for the loan itself, but they may affect how much a lender is willing to lend you. Lenders factor in the cost of supporting dependents when they calculate your debt-to-income ratio.

Disqualifying Factors

A dishonorable discharge disqualifies you. So does a discharge marked "bad conduct" or "other than honorable," though you can request a review. If you are on active duty, you can still use the loan benefit, but you must have completed your minimum service requirement.

Bankruptcy does not automatically disqualify you, but most lenders require that you wait two years after a Chapter 7 bankruptcy or one year after a Chapter 13 bankruptcy before they will approve you. A foreclosure typically requires a three-year waiting period.

The VA does not disqualify you based on age, health status, or family situation. However, individual lenders may have additional requirements beyond what the VA requires.

Using Your Entitlement More Than Once

You can use your VA loan benefit more than once. After you pay off a VA loan in full, your entitlement is restored. You can then use it to purchase another home. Some veterans have used the benefit three, four, or more times over their lifetime.

If you still owe money on a VA loan, you can sometimes use your remaining entitlement to purchase a second property, though this depends on the lender and your financial situation. The VA allows this, but lenders are more cautious about it.

Frequently Asked Questions

Can I use a VA loan if I was dishonorably discharged?

No. A dishonorable discharge bars you from using the benefit. However, if your discharge was upgraded through an appeal, the VA will consider your new discharge status. You can request a discharge review through the Department of Defense if you believe your discharge was incorrect.

Do I need a down payment for a VA loan?

No. The VA loan does not require a down payment, and most lenders will not ask for one. However, you can choose to put money down if you want to reduce the amount you borrow or lower your monthly payment.

What if I was in the reserves or National Guard?

You typically need six years of service. Some shorter periods count if you were discharged for a service-connected disability. Contact the VA with your service dates to confirm whether you meet the requirement.

Can my spouse use my VA loan benefit if I don't?

No. Your spouse cannot use your entitlement. However, if your spouse is a surviving spouse of a service member who died on active duty or from a service-connected disability, they may have their own may be able to access separate from yours.

What happens to my VA loan benefit if I get divorced?

Your entitlement remains yours. Your ex-spouse cannot use it. If you used the benefit to buy a home during the marriage, the property is typically divided according to state law, but the VA benefit itself stays with you.