VA Loan Requirements: Eligibility, Credit Score, Income and Property Rules
VA loan requirements at a glance
| Requirement | VA rule | What lenders typically add |
|---|---|---|
| Service eligibility | Minimum service based on when and how you served, shown on your COE | Nothing; the COE settles it |
| Credit score | No VA minimum | A lender minimum, often somewhere in the 580 to 640 range |
| Debt-to-income | 41% guideline, reviewed together with residual income | Some lenders cap DTI; others allow higher with strong residual income |
| Residual income | Required; amounts set by family size, loan size and region | Usually follow VA tables |
| Down payment | None with full entitlement | None, if you qualify for the loan amount |
| Occupancy | Must be your primary residence | Proof you'll move in within a reasonable time |
| Property | VA appraisal and minimum property requirements | Condo project approval where required |
1. VA loan eligibility: service requirements
Your eligibility comes from your service record. According to the U.S. Department of Veterans Affairs, the minimum active-duty service requirements are:
| Who | Minimum service (general rule) |
|---|---|
| Current service members | At least 90 continuous days of active service |
| Veterans who served Aug. 2, 1990 to present | 24 continuous months, or the full period (at least 90 days) you were called to active duty, or at least 90 days if discharged under a qualifying exception |
| National Guard members | At least 90 days of non-training active-duty Title 10 service; or 90 days of active duty including 30 consecutive days under qualifying Title 32 orders; or 6 creditable years in the Guard (still serving, or honorably discharged or retired) |
| Selected Reserve members | At least 90 days of non-training active duty, or 6 creditable years (still serving, or honorably discharged or retired) |
| Surviving spouses | May be eligible in certain situations, such as receiving Dependency and Indemnity Compensation |
Earlier service periods have different minimums, and there are exceptions for service members discharged because of a service-connected disability. The VA's eligibility page lists every period. If you're not sure, a lender can usually pull your COE online in minutes and tell you where you stand.
Getting your Certificate of Eligibility
The COE is the document that proves eligibility. You can request it through VA.gov, but most lenders can request it for you electronically during the application. Veterans may need a DD-214; active-duty members usually need a statement of service signed by their commander or personnel office; Guard and Reserve members may need retirement points statements or discharge documents. See the VA's steps on how to request a COE.
2. VA loan credit score requirements
The VA does not publish a minimum credit score. Instead, it requires lenders to review your credit history and decide whether you're a satisfactory credit risk. Lenders then set their own minimum scores, called overlays.
- Many lenders look for a score around 620 for a VA loan.
- Some lenders work with VA borrowers in the high 500s or around 600, often with stronger compensating factors such as low debt or solid residual income.
- Better scores usually mean better pricing, even on VA loans.
Because these minimums are set by each lender, a borrower declined by one VA lender may be approved by another. That's one of the main reasons to compare VA lenders. We generally work with VA borrowers whose scores are around 600 or higher.
VA loan with a 600 credit score
A 600 score can work with some VA lenders, especially if the rest of the file is strong: steady income, a manageable debt-to-income ratio, and residual income comfortably above the VA guideline. Paying down credit card balances before you apply is often the fastest way to add points.
VA loan with a 620 credit score
A 620 score meets the minimum at many VA lenders. Your rate and the lenders available to you will still depend on your debt, income and the property, so it's worth comparing more than one offer.
3. Income and debt-to-income requirements
VA loans need stable and reliable income, usually with a two-year history. Acceptable income can include:
- Civilian wages, salary, overtime and bonuses with a history
- Active-duty base pay and allowances such as BAH and BAS (shown on your LES)
- Military retirement pay
- VA disability compensation
- Self-employment income, typically documented with tax returns
- Social Security, pensions and other long-term income
Debt-to-income ratio (DTI)
VA underwriting uses a debt-to-income guideline of 41%: your total monthly debts, including the new house payment, compared with your gross monthly income. The 41% figure isn't a hard cap. Borrowers above it can still be approved when residual income is well above the VA minimum or there are other strong compensating factors. Individual lenders may set their own maximums. The Consumer Financial Protection Bureau explains how debt-to-income is calculated.
Residual income: the VA's extra test
Residual income is what's left each month after your new mortgage payment, other debts, taxes and estimated maintenance and utilities. The VA publishes minimum residual income amounts based on family size, loan amount and the region of the country. It's designed to make sure you'll have enough left over for living expenses, and it's one reason VA loans perform well. Larger households and higher-cost regions need more residual income.
4. Down payment and entitlement
Borrowers with full entitlement can buy with no down payment, and since 2020 there's no VA loan limit for them. You still need to qualify for the payment, and lenders may set their own maximum loan amounts. You generally have full entitlement if you've never used your benefit, or you used it and paid the loan off (and had your entitlement restored).
Borrowers with remaining entitlement, because a previous VA loan is still open, may face county loan limits for a no-down-payment loan. Above that, a down payment may be required. A loan officer can read your COE and tell you exactly how much you can borrow with no money down.
5. VA funding fee requirement
Most VA borrowers pay a one-time funding fee, which can be financed into the loan. For purchases, the VA's current fee is 2.15% of the loan for first use with less than 5% down, and 3.3% for later uses with less than 5% down. It drops to 1.5% with at least 5% down and 1.25% with at least 10% down.
You're exempt from the funding fee if, among other situations, you receive VA compensation for a service-connected disability, you're eligible for that compensation, or you're a surviving spouse receiving Dependency and Indemnity Compensation. Details are on the VA's funding fee page.
6. Occupancy requirements
VA loans are for homes you'll live in. You certify that you intend to occupy the home as your primary residence, generally within a reasonable time after closing. There are accommodations for service members on active duty: a spouse can often satisfy occupancy while the service member is deployed. You can buy a 2 to 4 unit property with a VA loan if you live in one of the units, but VA loans can't be used for vacation homes or pure investment properties.
7. Property requirements
Every VA purchase includes a VA appraisal. The appraiser confirms the home's value and checks that it meets the VA's minimum property requirements, which focus on whether the home is safe, structurally sound and sanitary. Common items that come up include:
- Roofs, heating, water and electrical systems that work and have remaining life
- No evidence of significant structural problems or active leaks
- Safe access to the property
- Peeling paint on older homes, which may need to be addressed
Condos must be in a VA-approved project, or the lender can help request approval. The VA appraisal isn't a home inspection, so a separate inspection is still a good idea.
Documents you'll need
- Your COE, or permission for the lender to request it
- DD-214, statement of service or Guard/Reserve records as applicable
- Recent pay stubs or Leave and Earnings Statements
- W-2s or tax returns for the past two years, depending on income type
- VA disability award letter, if applicable
- Two months of bank statements
- Photo ID
VA loan requirements vs FHA and conventional
| VA | FHA | Conventional | |
|---|---|---|---|
| Who qualifies | Eligible veterans, service members, some surviving spouses | Any qualified buyer | Any qualified buyer |
| Minimum down | 0% with full entitlement | 3.5% with a qualifying score | As low as 3% for some buyers |
| Credit minimum | Set by lender | HUD allows 580 for 3.5% down; lenders often higher | Set by lender and program |
| Monthly mortgage insurance | None | Yes | Yes with under 20% down |
| Extra test | Residual income | None comparable | None comparable |
How to check whether you meet VA loan requirements
- Check your options with a few quick questions. It doesn't affect your credit.
- Have a loan officer pull your COE to confirm eligibility and entitlement.
- Review credit, income and residual income together, so you know which lenders fit.
- Get preapproved before you shop. See our VA pre-approval guide.
Frequently asked questions
What is the minimum credit score for a VA loan?
The VA doesn't set one. Lenders do, and many look for around 620, while some go lower with strong compensating factors.
Do I need a down payment for a VA loan?
Not if you have full entitlement and qualify for the loan amount. With remaining entitlement, a down payment may be needed above county limits.
What is the maximum debt-to-income ratio for a VA loan?
The VA uses 41% as a guideline, not a hard cap. Borrowers above it can qualify with strong residual income or other compensating factors, depending on the lender.
How long do I have to serve to qualify for a VA loan?
For most current service members, 90 continuous days. Veterans who served after August 2, 1990 generally need 24 continuous months or the full period they were called to active duty (at least 90 days). Guard and Reserve members have separate rules.
Can National Guard members get a VA loan?
Yes, with qualifying Title 10 or Title 32 active duty, or six creditable years of service.
Is VA disability income counted for a VA loan?
Yes. It's generally treated as stable income and usually exempts you from the funding fee.
Can I use a VA loan more than once?
Yes. Your entitlement can be restored after the loan is paid off, and you may have remaining entitlement even with a VA loan still open.
Can I buy an investment property with a VA loan?
Not a pure investment property. You can buy a 2 to 4 unit home if you live in one unit. For rentals, see DSCR loans.
Does a VA loan require an inspection?
The VA requires an appraisal, not a full inspection. A separate home inspection is strongly recommended.
Can a surviving spouse get a VA loan?
Some surviving spouses are eligible, for example those receiving Dependency and Indemnity Compensation. The VA determines eligibility.
Related guides and tools
Sources
- U.S. Department of Veterans Affairs: Eligibility requirements for VA home loans
- U.S. Department of Veterans Affairs: How to request a Certificate of Eligibility
- U.S. Department of Veterans Affairs: VA funding fee and loan closing costs
- Consumer Financial Protection Bureau: What is a debt-to-income ratio?