Who Is Eligible for a VA Home Loan?
By Malcolm Davis, Realtor & Veteran
If you’re a service member, veteran, or surviving spouse thinking about buying a home, you’ve probably heard about the VA home loan. As both a veteran and a real estate agent, I get this question all the time: Who is eligible for a VA home loan? Here’s what you need to know for 2025.
1. Service Requirements
The VA home loan is a benefit designed for those who have served in the military. To be eligible, you must meet specific service requirements based on when and how you served. Here are the basics:
Active Duty Service Members:
At least 90 continuous days of active service.
Veterans:
The minimum service duration varies by era, typically 90 days during wartime or 181 days during peacetime.
For those who served after August 2, 1990, it’s usually 24 continuous months or the full period called to active duty (at least 90 days).
National Guard & Reserve Members:
At least six years of service, with certain conditions (such as being honorably discharged or called to active duty for at least 90 days).
Surviving Spouses:
Unremarried spouses of service members who died in service or from a service-connected disability, and in some cases, spouses of veterans who were disabled at the time of death.
2. Certificate of Eligibility (COE)
You’ll need a Certificate of Eligibility (COE) to prove your service qualifies you for the program. Most lenders can help you get this quickly with your Social Security number and service details, or you can request it directly from the VA.
3. Additional Requirements
Primary Residence:
The home must be your primary residence, not a vacation or investment property.Credit & Income:
You must meet your lender’s credit and income requirements, including residual income and debt-to-income guidelines.Funding Fee:
Most borrowers will pay a one-time VA funding fee, though some (such as those with service-connected disabilities) may be exempt.
4. What If I Don’t Meet the Standard Requirements?
If you were discharged for hardship, certain medical conditions, or a reduction in force, you may still qualify. Always ask your lender or the VA for a review if you’re unsure.
Why Use a VA Loan?
VA loans offer no down payment, no private mortgage insurance, and competitive rates, making homeownership more accessible for those who’ve served.
Bottom Line:
If you’ve served in the military or are a qualifying surviving spouse, you may be eligible for a VA home loan. The first step is checking your service history and applying for your COE. If you have questions about your eligibility or want to start the process, reach out—I’m here to help fellow veterans and their families achieve their homeownership dreams.
Can a Family Member of a Deceased Military Member Use a VA Loan?
The VA home loan benefit is primarily for veterans, active-duty service members, and certain surviving spouses, not for children or other relatives. Here’s how it works:
1. Surviving Spouses: Who Qualifies?
A surviving spouse may be eligible for a VA-backed home loan if at least one of these is true about the deceased veteran:
The veteran died while in service or from a service-connected disability, and you did not remarry.
The veteran died while in service or from a service-connected disability, and you remarried only after age 57 or after December 16, 2003.
The veteran was missing in action or a prisoner of war.
The veteran had been totally disabled and then died, even if the disability was not the cause of death (in certain cases).
To use this benefit, the surviving spouse must obtain a Certificate of Eligibility (COE) from the VA and meet the lender’s credit and income requirements.
2. Children and Other Family Members
Children of veterans do not qualify for a VA home loan in their own right unless they are also eligible veterans or service members themselves. The VA loan benefit is not transferable to children, siblings, or parents.
However, if a child inherits a home with an existing VA loan, they may be able to assume the loan—meaning they take over the payments and the mortgage terms—if they meet the lender’s requirements. This is not the same as getting a new VA loan, and the process can be complex.
3. What Happens to a VA Loan After the Veteran Dies?
The loan does not get paid off by the VA if the veteran passes away. The surviving spouse or estate is responsible for continuing payments.
If a surviving spouse is on the mortgage or inherits the property, they may continue making payments or refinance the loan, possibly using VA loan benefits if eligible.
Summary Table
In conclusion:
Only surviving spouses who meet specific VA criteria can get a new VA home loan based on a deceased veteran’s service. Children and other family members are not eligible for new VA loans, but may be able to assume an existing VA loan under certain circumstances. If you’re a surviving spouse, start by applying for a Certificate of Eligibility through the VA to see if you qualify
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