VA loans let eligible veterans, active-duty service members, and certain surviving spouses buy a home with zero down payment and no private mortgage insurance. To qualify, you must meet minimum service requirements, obtain a Certificate of Eligibility from the VA, meet the lender’s credit and income standards, and buy an eligible property you will occupy as your primary residence.

Service Requirements

Eligibility depends on when and how long you served. Active-duty service members qualify after 90 consecutive days during wartime or 181 days during peacetime. Veterans generally need 90 days of wartime service or 181 days of peacetime service with an honorable discharge, according to the U.S. Department of Veterans Affairs (VA, 2026).

National Guard and Reserve members qualify after six years of service, or earlier if called to active duty for at least 90 days under Title 10 or Title 32 orders. Surviving spouses of service members who died in service or from a service-connected disability may also qualify if they have not remarried, though some exceptions apply for surviving spouses who remarried after age 57.

Certificate of Eligibility

You must obtain a Certificate of Eligibility (COE) to prove your eligibility to the lender. Apply online through the VA’s eBenefits portal, through your lender (most can request it electronically), or by mail using VA Form 26-1880. You will need your discharge papers (DD Form 214) or a statement of service if still on active duty.

The COE also shows your entitlement, which is the amount the VA will guarantee on your loan. As of 2026, veterans with full entitlement can borrow up to the conforming loan limit in their county (currently $806,500 in most areas, higher in high-cost counties) with no down payment. If you have used your benefit before and not restored it, you may have partial entitlement remaining.

Credit and Income Standards

The VA does not set a minimum credit score, but most lenders require at least 620 for a VA loan in 2026. Lenders also evaluate your debt-to-income ratio, typically capping it at 41 percent, though exceptions exist if you have strong compensating factors such as significant cash reserves or a high residual income.

Read also: VA Home Loans Explained for Veterans and Active Service Members in the US

Residual income is the cash left after paying monthly debts, taxes, and estimated utilities. The VA requires minimum residual income amounts based on your region, family size, and loan amount. This ensures you have enough money for basic living expenses after making your mortgage payment, which reduces default risk.

Property and Occupancy Rules

The home must meet VA minimum property requirements, which focus on safety, sanitation, and structural soundness. A VA-approved appraiser inspects the property and certifies it meets these standards. Condos must be on the VA’s approved condo list. Manufactured homes are eligible if they meet HUD construction standards and are classified as real property.

You must intend to occupy the property as your primary residence, typically within 60 days of closing. Investment properties and vacation homes do not qualify. However, you can use a VA loan to buy a multi-unit property (up to four units) as long as you live in one of the units.

Next Steps

Check your eligibility and request your COE through the VA’s eBenefits portal or ask your lender to pull it during pre-approval. Compare VA-approved lenders, since interest rates, fees, and overlays (additional lender requirements beyond VA minimums) vary. Many lenders waive the VA funding fee for veterans with service-connected disabilities rated at 10 percent or higher.

This information is educational and general. VA loan eligibility, terms, and property requirements can change. Consult a VA-approved lender and review current VA guidelines for your specific situation before making financing decisions.