{"id":1240,"date":"2021-02-12T11:00:47","date_gmt":"2021-02-12T16:00:47","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1240"},"modified":"2024-04-25T23:20:03","modified_gmt":"2024-04-26T03:20:03","slug":"buying-a-home-with-a-va-loan","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/buying-a-home-with-a-va-loan\/","title":{"rendered":"Buying a Home With a VA Loan"},"content":{"rendered":"\n
\"Image<\/figure><\/div>\n\n\n\n

Real estate buyers qualify for home loan benefits from the\nU.S. Department of Veterans Affairs if they\u2019ve performed 181 consecutive days\nof active duty (90 consecutive days in wartime), or spent 6 years in the\nNational Guard or Reserves. Surviving spouses of veterans who died in service,\nor from related causes, may also qualify. A knowledgeable lender can tell you\nif you qualify \u2014 and assist you in obtaining official confirmation, in the form\nof a VA Certificate of Eligibility (COE).  <\/p>\n\n\n\n

Here, we lay out the nuts and bolts of the process.<\/p>\n\n\n\n\n\n\n\n

VA Entitlements: How Far Do They Go?<\/h2>\n\n\n\n

The U.S. government backs a VA loan with an entitlement of $36,000.\nThe $36,000 isn\u2019t all a vet can borrow. It just assures the bank that if\na borrower can\u2019t keep making payments on any loan up to $144,000, the\ngovernment covers the bank\u2019s losses up to $36,000.<\/p>\n\n\n\n

If you have used or are currently using some of your\nentitlement, you may tap into your remaining entitlement to buy or refinance a\nhouse. It\u2019s there for you to use, even if you\u2019ve had a short sale or foreclosure.<\/p>\n\n\n\n

Also, there\u2019s no government limit on the amount you\u2019re\nallowed to borrow to buy a house. So, is it true that veterans can now borrow unlimited amounts, with no money down? <\/p>\n\n\n\n

Not really. It\u2019s up to the bank. For loans\namounting to more than $144,000, the government will only guarantee up to 25%\nof the total, so if you\u2019re hoping to borrow 144K+, expect banks to be especially\ncautious. Expect, in other words, to put money down.<\/p>\n\n\n\n

You also need to know the county VA loan limit where the house is. The 2021 loan limit in most places is $548,250. (For a few of the pricier counties, the cap can be up to $822,375.) Check this map to see the loan limit<\/a> where you\u2019re buying a house.<\/p>\n\n\n\n

Overlays: How Lenders Cut Risk<\/h2>\n\n\n\n

Under today\u2019s VA rules (since 2020)<\/a>, if you\u2019ve never used the benefit on a previous purchase and you\u2019re not using it presently, you can use your full <\/em>VA loan entitlement. This is a vet-friendly improvement over prior rules, which expected vets to put 25% down for loans over the county limit. Now \u2014 at least in theory \u2014 vets have unlimited borrowing power, without having to put anything down on the house. <\/p>\n\n\n\n

Lenders, though, curb their risk of loss in the case home\nbuyers can\u2019t pay their mortgages at some point down the road. This is why lenders\nestablish their own credit score minimums and additional rules \u2014 these are\nknown as overlays.<\/em> <\/p>\n\n\n\n

So, depending on the lender, the loan applicant\u2019s minimum credit\nscore might have to be in the 620 to 660 range. And yes, there will be a scale\nof down payment amounts required, depending on the borrower\u2019s credit score. Most\nbanks will allow buyers with scores of 700+ to purchase homes with just 10%\ndown or less. <\/p>\n\n\n\n

The point is, you\u2019ll likely need money for a down payment. Buyers\nwho put down significant payments at the start are assuring the bank that they have\na strong vested interest in continuing to make payments when times get rough.<\/p>\n\n\n\n

Safety Latch: The VA\u2019s Residual Income Requirement<\/h2>\n\n\n\n

VA loans have a built-in safety mechanism, too, to guard against foreclosures. The VA sets a <\/a>residual income<\/a><\/em> minimum<\/a>. That\u2019s the general spending cash a person has left over after all key monthly debts are paid. The minimum you\u2019ll need to show depends on where the home is, and the number of people in your household. This figure gets important when applicants have a high amount of debt in relation to total income. <\/p>\n\n\n\n

The debt-to-income <\/em>(DTI) ratio is the borrower\u2019s monthly debt obligations (including what overall debt will look like if the VA loan is approved) in relation to monthly income. The VA does not allow this ratio to be above 41%. Loan applicants whose debt-to-income ratio is higher than 41%<\/a> must have about 20% more than the minimum residual income. <\/p>\n\n\n\n

The idea behind all this calculating? It\u2019s meant to make\nsure the homeowner is in the position to keep repaying the loan \u2014 no matter\nwhat kind of curveballs life may throw.<\/p>\n\n\n\n

If you need to reduce your DTI ratio, you\u2019re looking at either\ncreating new income streams or cutting down debt. Could your DTI or credit\nscore use some attention? Check out our 5-Point\nCredit Repair Plan<\/a> before starting your loan application. <\/p>\n\n\n\n

Underwriting: How Debt and Credit History Is Assessed<\/h2>\n\n\n\n

When you call lenders, you\u2019ll want to be able to tell them\nhow much you\u2019ll need to borrow, your job and income situation and monthly debts,\nwhat you have in your bank accounts and retirement funds, your home ownership\nhistory, and co-ownership or community property status of a life partner who\nwill share the home, and any negative credit history.<\/p>\n\n\n\n

What negative credit history can be problematic? Student\nloans, tax liens, federal debts and late payments over the last three years are\nthe biggest issues, and they can be deal-breakers. So, if you can, pay them off\nbefore getting ready to buy a home. At least, get onto a repayment plan with\nthe government.<\/p>\n\n\n\n

VA lenders use an Automated Underwriting System (AUS) to put\nall the facts into, so they can accurately screen an applicant\u2019s borrowing\npower. Certain kinds of credit history will mean the AUS simply rejects the\napplicant. In close calls, or in complicated situations, lenders do have the\ndiscretion to make human decisions. Bottom line? Lenders want to see a\nreasonable debt-to-income ratio, so they are convinced the mortgage can be\nrepaid over the years to come. <\/p>\n\n\n\n

Milestone: Obtaining the Pre-Approval Letter <\/h2>\n\n\n\n

Pre-approval tells you what you can borrow. It shows buyers\nyou\u2019re prepared to get to closing. Although it\u2019s not a final loan decision,\nit\u2019s guidance to take you to that final stage. <\/p>\n\n\n\n

Pre-approval depends on sending a slew of documents to the\nloan officer: proof of identification, pay stubs, federal tax returns and W-2s for\nthe last two years, 1099s or rental income, stimulus pay, financial account statements,\nsocial security income, proof of military service and disabilities (if any),\nand family care and support obligations.<\/p>\n\n\n\n

The way to approach this is to show clear evidence of all sources\nof income (other than GI Bill income) that is reasonably likely to continue for\nseveral years ahead. Avoid making any job changes during this time. If you are\ncompelled to change your employment status, let your loan officer know as far\nin advance as possible.<\/p>\n\n\n\n

Another part of the equation here is your co-borrower, if\nyou have one. For example, you might plan to borrow and own with your non-vet\nspouse. If so, your spouse must share the home with you. <\/p>\n\n\n\n

Your spouse\u2019s credit profile can boost your borrowing power.\nOn the other side of the coin, lenders require a minimum credit score for your\nco-borrower, and they count your spouse\u2019s debts as part of the loan\napplication\u2019s total debt. <\/p>\n\n\n\n

What if your co-borrower is someone other than your spouse?\nUnless it\u2019s a fellow vet who is also using a VA entitlement to borrow, then\nit\u2019s a joint mortgage and ownership. Because the VA does not back the joint\nowner\u2019s part of the loan if there\u2019s a default on the mortgage, it\u2019s riskier for\nthe bank. Thus, buying jointly involves making a higher down payment on the\nhouse.<\/p>\n\n\n\n

Important note:<\/em><\/strong> With a VA loan, you must be\nbuying your own primary residence. It must stay that way for at least two\nyears. VA loan benefits cannot be applied to buy a friend or relative a house.<\/p>\n\n\n\n

Your loan officer will guide you through questions about\nco-borrowing, joint ownership (be ready to make\nyour titling choice<\/a>!) and the step-by-step work of document\ncollection. Later on, you\u2019ll make an offer on a home. At that stage, the lender\nwill re-check your credit profile and ask for proof of ongoing income and\nemployment. <\/p>\n\n\n\n

Begin Today: Find Personal Guidance<\/h2>\n\n\n\n
\"Image<\/figure><\/div>\n\n\n\n

Speak with your area VA loan officer<\/a> and study the information available to you<\/a> on VA lenders. It\u2019s important to shop around for the best loan, whether it\u2019s through a military credit union, or a veteran-focused commercial lender that offers lending, refinancing, and loan servicing. Just don\u2019t assume you\u2019ll get the best available terms and rates at any bank that describes itself as VA-approved lender. Due diligence matters!<\/p>\n\n\n\n

Your loan officer or a VA-friendly lender can then help you\nfind a real estate agent who knows VA loans, and who knows where best to look\nfor properties that fit the VA\u2019s applicable guidelines.  <\/p>\n\n\n\n

What other guidance can your VA loan officer offer? You\nmight ask whether paying points \u2014 that is, paying some of the interest off\nupfront to lower your interest rate \u2014 will be a smart move in your situation. <\/p>\n\n\n\n

With a VA loan, your loan officer will explain, you will not need to pay for private mortgage insurance<\/a> (PMI). But you should get an idea of what you\u2019ll need to set aside for closing costs, and expect to pay a funding fee, unless you are exempt<\/a>. <\/p>\n\n\n\n

Finally, be prepared for a regimented loan payoff. The VA requires on-time payments every month. If you\u2019re having difficulty making a VA loan payment<\/a>, never wait. Act promptly to get in touch with your loan representative or a Veterans\u2019 loan technician at 877.827.3702.<\/p>\n\n\n\n

Welcome home, veteran!<\/p>\n\n\n\n

Photo credit: Jacob Morrison<\/a> and Jessica Radanavong<\/a>, via Unsplash. <\/p>\n","protected":false},"excerpt":{"rendered":"

Real estate buyers qualify for home loan benefits from the U.S. Department of Veterans Affairs if they\u2019ve performed 181 consecutive days of active duty (90 consecutive days in wartime), or spent 6 years in the National Guard or Reserves. Surviving spouses of veterans who died in service, or from related causes, may also qualify. 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