How to Get a VA Home Loan: The Real Steps From Start to Close
What you need before you start
A VA home loan requires four things upfront: a Certificate of may be able to access, a valid ID, proof of income, and a property under contract. You cannot get far without the Certificate — it is the document that proves to a lender you have military service that qualifies. The other three are standard mortgage paperwork that any lender will ask for, but the Certificate is what makes a VA loan different from a conventional one.
You do not need to have the Certificate in hand before you start shopping or talking to lenders. Many lenders will help you request it while you are in the pre-approval stage. But you will need it before closing, and getting it can take anywhere from a few days to a few weeks depending on how you request it.
You also do not need to be out of the military yet. Active duty service members, reservists, National Guard members, and veterans all have access to VA loans. The rules about how long you served vary by era and branch, so if you are unsure whether you may have access to, the VA website has a service calculator that will tell you.
Key Takeaways
- Your Certificate of may be able to access comes from the VA directly, and you can request it online through VA.gov, by mail, or through your lender — online is fastest.
- Pre-approval from a VA-approved lender shows sellers you are serious and tells you how much you can borrow, and it does not lock you into that lender.
- VA loans have no down payment requirement and no mortgage insurance, which saves money compared to conventional loans, but the VA funding fee (usually 2 to 3 percent) is rolled into your loan amount.
- The appraisal and inspection are separate steps — the VA appraisal protects you by ensuring the property is worth what you are paying, and the inspection protects you by finding problems the appraisal might miss.
- Closing takes 30 to 45 days from the time you go under contract, and you will need to review documents carefully because VA loans have specific rules about what sellers can and cannot charge you.
Getting your Certificate of may be able to access
The fastest way is online through VA.gov. Go to the VA's eBenefits portal, log in with your credentials, and request your Certificate. If you have a VA.gov account already, use that. The system will pull your service record and issue the Certificate immediately or within a few days. You can download it right away and send it to your lender.
If you do not have a VA.gov account or prefer not to use it, you can mail a request to the VA using VA Form 26-1880. This takes longer — typically two to four weeks — because it has to be processed by hand. You can also call the VA at 1-888-442-4551 and request it by phone, though they will still mail it to you.
Some lenders will request the Certificate on your behalf as part of the pre-approval process. This is convenient, but you should still know how to get it yourself in case you want to shop around or move to a different lender later. Once you have the Certificate, it does not expire and you can use it for multiple loans.
Getting pre-approved and finding a lender
Pre-approval means a lender has reviewed your finances and told you the maximum amount you can borrow. You will need your Certificate of may be able to access, recent pay stubs, tax returns from the last two years, and a list of your debts. The lender will check your credit and calculate how much house you can afford based on your income and existing obligations.
Pre-approval does not lock you into that lender. You can get pre-approved by multiple lenders and compare their rates and terms. VA loans have some standardized features — the VA sets a cap on the funding fee, for example — but lenders compete on interest rates, closing costs, and customer service. Shopping around can save you thousands over the life of the loan.
Look for a lender that is VA-approved and has experience with VA loans. Not all lenders do, and the ones that do understand the specific rules and timelines. Ask about the funding fee upfront — it varies based on your down payment (if any) and whether you have used a VA loan before, and it gets added to your loan amount rather than paid out of pocket.
Finding a property and making an offer
Once you are pre-approved, you can start looking. There are no restrictions on what kind of property you can buy with a VA loan — single-family homes, condos, townhouses, and multi-unit properties (up to four units) all work. The property just has to be your primary residence, not an investment property.
When you find a property you want, your real estate agent will help you make an offer. Include a contingency for the VA appraisal in your contract. This protects you: if the appraisal comes back lower than your offer price, you can renegotiate or walk away without losing your earnest money. Sellers know this is standard for VA loans, and most contracts include it automatically.
Once your offer is accepted, you are under contract. At this point, you will order the appraisal, the inspection, and any other inspections you want (like a termite inspection). The appraisal is required by the VA and usually costs $400 to $600. The inspection is not required but is strongly recommended — it costs $300 to $500 and can reveal problems the appraisal does not catch.
The appraisal and inspection process
The VA appraisal serves a specific purpose: it confirms that the property is worth at least what you are paying for it. The appraiser is not looking for cosmetic problems or minor repairs. They are looking at the structure, the systems, and the overall condition to determine market value. If the appraisal comes back lower than your offer, you have options: renegotiate the price, make up the difference in cash, or walk away.
The home inspection is separate and is your protection. An inspector will spend two to three hours going through the house, testing systems, and documenting problems. They will give you a detailed report that lists everything from roof condition to plumbing to electrical issues. This report is yours to use however you want — you can ask the seller to fix things, ask for a credit, or decide the problems are too expensive and back out.
The VA has specific rules about what repairs are required. The appraiser will flag safety issues and major problems that must be fixed before closing. The seller is responsible for fixing these. Cosmetic issues and minor repairs are negotiable, but the VA will not let you close on a property that fails its appraisal standards.
Underwriting and final approval
After the appraisal and inspection come back, your lender sends everything to underwriting. The underwriter reviews your finances, the property, and the appraisal to make sure everything meets VA and lender standards. This is where they verify your income, check your credit again, and make sure there are no red flags.
Underwriting usually takes one to two weeks. The underwriter may ask for additional documents — recent bank statements, a letter explaining any late payments or gaps in employment, or clarification on your debts. Respond quickly to these requests. Delays here delay closing.
Once underwriting approves the loan, you get a clear to close notice. This means the lender is ready to fund the loan and you can schedule closing. At this point, the only thing left is the final walkthrough of the property, the closing meeting, and signing documents.
Closing and funding
Closing happens at a title company or attorney's office. You will review the Closing Disclosure, which is a document that shows all the final loan terms, interest rate, monthly payment, and closing costs. You have the right to review this at least three business days before closing, so ask for it early if you can.
VA loans have specific rules about closing costs. The seller can pay some of them, but there are limits. The VA does not allow sellers to charge you a VA loan fee or any fee specifically because you are using a VA loan. If a seller tries to do this, your lender will catch it and require the seller to remove it. You are responsible for your appraisal, inspection, and credit report fees, but many of the other costs can be negotiated.
At closing, you will sign the promissory note (your promise to repay the loan), the deed of trust (which gives the lender a claim on the property if you do not pay), and various other documents. The title company will record the deed with the county, and the lender will fund the loan. Once the money is transferred and all documents are recorded, you get the keys and the house is yours.
Timeline and what to expect
From the time you go under contract to closing usually takes 30 to 45 days. The appraisal takes one to two weeks. The inspection takes a few days to schedule and complete. Underwriting takes one to two weeks. The final week is usually spent waiting for clear to close and scheduling the closing meeting.
Delays happen. The appraisal might come back low and require renegotiation. The underwriter might ask for more documents. The title company might find a lien on the property that needs to be cleared. Build in extra time and stay in touch with your lender and real estate agent. They will keep you updated on where things stand.
Once you close, you own the house. Your first mortgage payment is usually due 30 days after closing. The VA funding fee is built into your loan, so you do not pay it separately. Your monthly payment includes principal, interest, property taxes, homeowners insurance, and possibly HOA fees if the property is in an HOA.
Frequently Asked Questions
Do I have to put money down with a VA loan?
No. VA loans require zero down payment, which is one of their biggest advantages. You can buy a house for the full purchase price with no cash down. However, if the appraisal comes back lower than your offer, you can choose to make up the difference in cash, but you are not required to.
What is the VA funding fee and do I have to pay it?
The VA funding fee is a one-time charge that goes to the VA to help fund the program. It is usually 2 to 3 percent of the loan amount, depending on your down payment and whether you have used a VA loan before. It gets added to your loan amount, so you do not pay it out of pocket, but you do pay interest on it over the life of the loan.
Can I use a VA loan to buy a condo or a multi-unit property?
Yes, but the property has to meet VA standards. Condos must be in a VA-approved condo project. Multi-unit properties (duplexes, triplexes, fourplexes) are allowed as long as you live in one of the units as your primary residence. The VA will not finance investment properties.
What happens if the appraisal comes back lower than my offer?
You have three options: renegotiate the price with the seller, make up the difference in cash, or walk away. Your contract should include an appraisal contingency that protects you if this happens. If you walk away, you do not lose your earnest money.
How long does it take to get a VA loan from start to finish?
From the time you get pre-approved to closing usually takes 30 to 45 days, assuming you already have your Certificate of may be able to access. If you need to request your Certificate, add another week or two. The longest parts are usually the appraisal and underwriting.