Behind on your VA mortgage? Call VA at 877-827-3702
Serve your clients the way they served our country.
A VA loan can mean no down payment and no monthly mortgage insurance. Getting it right takes a loan originator who knows the details. Here is what veterans need to know, what loan originators need to master, and where to turn if payments get hard.
What makes a VA loan different
VA home loans are backed by the U.S. Department of Veterans Affairs and offered through private lenders. The VA backing is what makes the loan terms possible.
Down payment
Eligible borrowers can buy with no down payment, as long as they meet lender credit and income requirements.
Monthly mortgage insurance
VA loans do not require monthly private mortgage insurance. Most loans carry a one-time VA funding fee instead.
To qualify
A valid Certificate of Eligibility, satisfactory credit, and sufficient income. The home must be for the borrower's own occupancy.
Your path to a VA loan, step by step
Veterans, active-duty service members, Reservists and National Guard members, and some surviving spouses may be eligible. Here is how the process works.
- Confirm your eligibility. You generally need to have been discharged under conditions other than dishonorable and to meet the service requirement for your era of service. VA makes the final eligibility decision.
- Get your Certificate of Eligibility (COE). The COE shows a lender that you qualify for the benefit. You can request it online at VA.gov or by mailing VA Form 26-1880. Many lenders can also help you get it, so ask your loan originator.
- Choose a loan originator who knows VA loans. Lender guidelines cover the basics. A specialist knows the details that can save a deal and save you money. Look for the NAMB Certified Veterans Lending Specialist (CVLS) credential.
- Get pre-approved. Your lender reviews your credit and income. The COE does not guarantee a loan. It only proves you qualify for the benefit.
- Find a home and order the VA appraisal. The home must meet VA property standards. Condos must be in a VA-approved project.
- Close and move in. Your funding fee is due at closing, and in many cases it can be added to the loan amount.
Questions to ask your loan originator
- How many VA loans have you closed this year?
- Do you hold the NAMB CVLS certification?
- What is my funding fee, and am I exempt?
- How much entitlement do I have, and will it affect my loan size?
- What happens if the appraisal comes in low?
Know the cost: the VA funding fee
The funding fee is a one-time charge based on the loan amount. It depends on your down payment and whether you have used the benefit before. Veterans who receive VA disability compensation are generally exempt.
Be the VA expert your market is missing
Veterans count on you to know the benefit better than the lender guidelines do. Originators who understand the nuances close deals others cannot, and they stand out to real estate agents and referral partners.
Origination checklist
- Verify service and discharge, then secure the COE and review the entitlement shown on it.
- Confirm owner occupancy. VA loans are for the borrower's own home.
- Run credit and income through your lender's overlays, since VA sets the benefit and the lender sets final qualifying rules.
- Order the VA appraisal early and set expectations on property condition.
- Check condo project approval before you write the contract.
- Calculate the funding fee correctly, including exemptions and subsequent use.
Where the guidelines run out
- Getting DU and LP approvals, and when manual underwriting is the better path
- VA appraisals, including the Tidewater process
- Finding more VA-approved condos
- Refinance rules and being ready when that market returns
- Assumptions, energy efficient mortgages, rehab, and non-owner occupant co-borrowers
- Proving eligibility for reservists and surviving spouses
Serving veterans after closing
Your relationship does not end at the closing table. When a VA borrower falls behind, the servicer has the first responsibility to work out the problem, and VA loan technicians can step in to help. Know the options so you can point a past client in the right direction:
- Repayment plan, loan modification, and VA-supported options such as refunding
- Compromise sale (short sale) and deed in lieu of foreclosure as later options
- Some options can reduce a veteran's future VA loan benefit, so every borrower should talk to a VA loan technician first
Share the veteran help message with clients, agents, and partners.
2026 VA funding fee chart
The funding fee is a percentage of the base loan amount, not the purchase price. These rates have been in effect since April 7, 2023.
| Loan type | First use | Subsequent use |
|---|---|---|
| Purchase, no down payment | 2.15% | 3.30% |
| Purchase, 5% to 9.99% down | 1.50% | 1.50% |
| Purchase, 10% or more down | 1.25% | 1.25% |
| Cash-out refinance | 2.15% | 3.30% |
| Interest Rate Reduction Refinance Loan (IRRRL) | 0.50% | 0.50% |
Veterans who receive VA disability compensation are generally exempt from the fee. Always confirm current rates and exemptions at VA.gov before closing.
Certified Veterans Lending Specialist (CVLS)
NAMB's most popular certification is built for loan originators whose focus is VA loans. It shows veterans, agents, and referral partners that you know the nuances of the benefit.
What you learn
- DU and LP approval tips
- VA appraisals and Tidewater
- VA-approved condos
- New refinance rules
- Assumptions, EEM, rehab, co-borrowers
Who it is for
Originators who have never closed a VA loan will get the basics. Experienced VA originators get detailed knowledge and real-life stories to show their value to real estate agents and grow a VA niche. You do not need to live in a military town. In a non-military market, you may be the only VA expert around.
How it works
Attend a CVLS class, live or online. A test follows the class, and when you pass you receive your certification and marketing materials to promote yourself.
Veteran members: NAMB has offered the course free to NAMB military veteran members with proof of service.
Class pricing and dates vary by event. See each class listing for current fees.
Veterans, if you're behind on your mortgage, you don't have to face it alone.
NAMB, the National Association of Mortgage Brokers, encourages you to take action today.
You served our country. You deserve to know where to turn for help.
This message is sponsored by National Association of Mortgage Brokers.
Common questions
Does the Certificate of Eligibility guarantee I will get a loan?
No. The COE shows that you meet the service requirements for the benefit. You still need to meet your lender's credit and income requirements.
Who can use a VA home loan?
Veterans, active-duty service members, Reservists and National Guard members, and some surviving spouses. Service dates, length of service, and discharge status all matter, and VA makes the final decision.
Can I get help from VA even if my loan is not a VA loan?
VA has said it provides financial counseling to veterans and surviving spouses facing foreclosure, even when the loan is not VA-backed. Call 877-827-3702 to ask.
When does VA step in on a late VA loan?
You can ask for a VA loan technician at any time if you have a VA direct or VA-backed loan. When a VA loan is 61 days past due, VA automatically assigns one.
Should I pay a company to help me catch up on missed payments?
Be careful. VA warns about offers to help you make up back payments. Talk to your servicer and a VA loan technician first.
Who answers VA home loan eligibility questions?
Your VA regional loan center, at 877-827-3702, Monday through Friday, 8:00 a.m. to 6:00 p.m. ET.
