Last Updated: February 2026

Understanding VA loan requirements is the first step toward using your earned military benefit to purchase a home. While VA loans offer exceptional advantages like zero down payment and no PMI, you must meet specific eligibility criteria related to your military service, credit history, and financial situation.

This comprehensive guide covers all the requirements you need to know—from service time minimums to credit score expectations—so you can confidently apply for your VA home loan.

VA Loan Eligibility Overview

To qualify for a VA loan, you must meet three main categories of requirements:

1. Service Requirements: Minimum active-duty or reserve service time
2. Certificate of Eligibility (COE): Documentation proving your eligibility
3. Lender Requirements: Credit score, income, and debt-to-income standards

While the VA sets the service and COE requirements, individual lenders establish their own credit and income standards. This means requirements can vary between lenders.

Military Service Requirements

The VA's service requirements depend on when you served, your branch, and whether you served during wartime or peacetime. Here's a detailed breakdown:

Active Duty Service Members

If you're currently serving on active duty, you may be eligible after 90 continuous days of service. You'll need a Statement of Service signed by your commander or personnel officer confirming:

• Your date of entry on active duty
• Duration of any lost time
• Name of the command providing the information

Veterans - Service Period Requirements

For veterans who have separated from service, minimum requirements vary by era:

National Guard Requirements

National Guard members may qualify for VA loans through several pathways:

• 90 days of non-training active duty under Title 10 orders
• 90 days of active duty service including at least 30 consecutive days under Title 32 orders (your DD214 must show sections 316, 502, 503, 504, or 505)
• 6 creditable years in the National Guard with continued service or honorable discharge/retirement

Reserve Members Requirements

Reserve component members qualify through:

• 90 days of non-training active duty
• 6 creditable years in the Selected Reserve with continued service
• 6 creditable years in the Selected Reserve with honorable discharge or placement on retired list

Surviving Spouse Eligibility

Surviving spouses of veterans may qualify for VA loan benefits if:

• The veteran died while serving or from a service-connected disability
• You're receiving Dependency and Indemnity Compensation (DIC) benefits
• Your spouse is a service member listed as MIA or held as a POW for at least 90 days
• You haven't remarried (or remarried after age 57 after December 16, 2003)

Discharge Requirements

Your character of discharge affects VA loan eligibility:

Qualifying Discharges

• Honorable Discharge: Automatic eligibility (meeting service time)
• General Discharge (Under Honorable Conditions): Usually eligible
• Uncharacterized Discharge: May be eligible depending on circumstances

Potentially Disqualifying Discharges

• Other Than Honorable (OTH): May require VA character of discharge review
• Bad Conduct Discharge: Generally disqualifying unless upgraded
• Dishonorable Discharge: Generally disqualifying

If you received a less-than-honorable discharge, you can apply and the VA will make a character of discharge determination based on your overall service record.

Early Discharge Exceptions

You may still qualify even if you didn't meet minimum service requirements if discharged for:

• Hardship
• Convenience of the government (with 20+ months of a 2-year enlistment served)
• Early out (with 21+ months of a 2-year enlistment served)
• Reduction in force
• Certain medical conditions
• Service-connected disability

Certificate of Eligibility (COE) Requirements

The Certificate of Eligibility (COE) is the document that proves to lenders you meet VA service requirements. It shows your entitlement amount—how much the VA will guarantee.

Documents Needed for COE

Required documentation varies by service type:

How to Obtain Your COE

1. Through Your Lender (Fastest): Most VA-approved lenders can pull your COE electronically using your Social Security number and date of birth. This often takes just minutes.
2. VA eBenefits Portal: Log in to request and download your COE online.
3. By Mail: Complete VA Form 26-1880 and mail with supporting documents. This takes several weeks.

According to the VA, approximately two-thirds of electronic COE requests are approved immediately. If additional documentation is required, processing takes longer.

Credit Requirements

The VA doesn't set a minimum credit score requirement, but lenders do. Here's what to expect:

Credit Score Minimums

• 620 FICO: Most lenders' minimum requirement for VA loans
• 580-619: Some lenders may approve with compensating factors
• 640+: Better approval odds and interest rates
• 680+: Access to the most competitive rates
• 740+: Best available rates and terms

Credit History Considerations

Lenders also review your credit history for:

• Bankruptcy: Generally need 2 years since Chapter 7 discharge; 1 year of on-time payments for Chapter 13
• Foreclosure: Typically need 2 years since the foreclosure date
• Short Sale: Usually need 2 years since the short sale
• Collections: Large collections may need to be paid or explained

Improving Your Credit Before Applying

If your credit score is below lender minimums:

1. Pay all bills on time for at least 6-12 months
2. Reduce credit card balances to under 30% of limits
3. Don't open new credit accounts
4. Dispute any errors on your credit report
5. Consider working with a credit counselor

Income Requirements

You must demonstrate sufficient, stable income to repay the VA loan. Lenders verify income through:

Income Documentation

• Pay stubs: Most recent 30 days
• W-2 forms: Past 2 years
• Tax returns: Past 2 years (required for self-employed, commission, or variable income)
• Bank statements: 2-3 months to verify deposits
• Employment verification: Letter from employer confirming position and income

Qualifying Income Types

The following income sources can be used to qualify:

• Base salary and wages
• Military allowances (BAH, BAS, etc.)
• Overtime (with 2-year history)
• Bonuses (with 2-year history)
• Commission income (with 2-year history)
• Self-employment income (2-year history required)
• VA disability compensation (tax-free, may be grossed up)
• Retirement income
• Social Security benefits
• Alimony/child support (with documented history)

Employment Gaps

Lenders typically require explanation for employment gaps exceeding 30 days. Military transition periods are generally understood and not penalized.

Debt-to-Income (DTI) Ratio

Your debt-to-income ratio measures monthly debt payments against gross monthly income. While the VA guideline is 41%, many lenders approve higher ratios with compensating factors.

How DTI Is Calculated

DTI = (Total Monthly Debt Payments ÷ Gross Monthly Income) × 100

Monthly debts include:

• Proposed mortgage payment (principal, interest, taxes, insurance)
• Credit card minimum payments
• Auto loans
• Student loans
• Personal loans
• Child support/alimony payments
• Other mortgage payments (if applicable)

DTI Guidelines

• 41% or less: VA guideline; easiest approval path
• 41-50%: May be approved with strong compensating factors
• 50%+: Difficult but possible with excellent credit, high residual income, or significant cash reserves

Residual Income Requirements

The VA places significant emphasis on residual income—the money left over each month after paying major expenses. This requirement is unique to VA loans and often more important than DTI ratio.

What Counts as Major Expenses

• Proposed mortgage payment
• All monthly debt payments (from DTI calculation)
• Estimated utilities
• State income taxes
• Federal income taxes
• Social Security taxes
• Job-related expenses
• Child care expenses

Minimum Residual Income by Region

Required residual income varies by region and family size. Here's the 2026 minimum for loan amounts over $80,000:

Tip: For loans under $80,000, residual income requirements are lower. Exceeding the minimum residual income by 20% or more is considered a compensating factor.

Property Requirements

VA loans have specific requirements for the properties they can finance:

Primary Residence Requirement

VA loans can only be used for primary residences—homes you intend to occupy. You cannot use a VA loan for:

• Vacation homes
• Investment properties (unless living in one unit of a multi-family)
• Commercial properties

Eligible Property Types

• Single-family homes
• Condominiums (must be VA-approved)
• Townhomes
• Multi-unit properties (up to 4 units, if you occupy one)
• Manufactured homes on permanent foundations
• New construction

VA Minimum Property Requirements (MPRs)

The VA appraiser will verify the property meets these standards:

• Safe: No immediate safety hazards
• Structurally Sound: Foundation, roof, and systems in working order
• Sanitary: Functioning plumbing, water, and sewage
• Adequate Space: Sufficient living and sleeping areas
• Utilities Connected: Working electrical, heating, and cooling systems
• Pest-Free: No termite or pest infestations

Common Issues That Fail MPRs

• Peeling or chipping paint (especially in pre-1978 homes)
• Missing or damaged handrails
• Roof damage or leaks
• Non-functional heating or cooling systems
• Water damage or mold
• Structural deficiencies
• Pest infestations

VA Loan Checklist: Are You Ready to Apply?

Use this checklist to ensure you meet all VA loan requirements:

Frequently Asked Questions

What are the minimum service requirements for a VA loan?

Active duty members need 90 consecutive days during wartime or 181 days during peacetime. Guard and Reserve members need 6 years of service or 90 days of active duty under Title 10 orders. Veterans must have been discharged under conditions other than dishonorable.

Do VA loans require a down payment?

No. Eligible veterans can finance 100% of the home price. Making a voluntary down payment reduces the VA funding fee and monthly payments, but it is not required.

What credit score do I need for a VA loan?

The VA does not set a minimum credit score. Most VA-approved lenders require 580-620. Some accept scores as low as 500 with extra documentation. A score of 660 or higher gets the best rates and smoothest approval.

Can I use a VA loan more than once?

Yes. VA loan entitlement is reusable. Once you sell the previous home and pay off the loan, your full entitlement is restored. Veterans can even have two VA loans at the same time if they have remaining entitlement.

What is the VA funding fee and who is exempt?

The VA funding fee is a one-time charge from 1.25% to 3.3% of the loan amount. Veterans receiving VA disability compensation, surviving spouses, and Purple Heart recipients are fully exempt from the fee.

Next Steps: Applying for Your VA Loan

Once you've confirmed you meet the VA loan requirements, follow these steps:

1. Contact a VA-approved lender who specializes in VA loans
2. Get your COE (your lender can pull this electronically)
3. Get preapproved to know your budget and strengthen your offers
4. Work with a real estate agent experienced with VA buyers
5. Find a home that meets VA property requirements
6. Close on your new home

Summary

Meeting VA loan requirements involves three main areas: qualifying military service, obtaining your Certificate of Eligibility, and meeting lender credit and income standards. While the requirements may seem complex, millions of veterans successfully use their VA loan benefit each year.

If you're unsure whether you qualify, contact a VA-approved lender. They can pull your COE, review your financial situation, and tell you exactly where you stand—often within the same day. Your service has earned this benefit; understanding the requirements is the first step to using it.