Buy a home with your VA loan.

Confirm you meet minimum service requirements, then apply for your Certificate of Eligibility (COE) through your lender (fastest — often instant), online at va.gov, or by mail using VA Form 26-1880. The COE shows your lender you qualify and how much entitlement you have.

Check your credit profile, income, and monthly budget. VA evaluates residual income — the amount left after all monthly obligations — not a minimum credit score. Shopping multiple lenders within a 45-day window counts as a single credit inquiry.

Shop multiple VA-approved lenders and compare Loan Estimates — VA does not set or cap interest rates. Pre-approval gives you a verified loan amount before you start shopping and strengthens your offer. Your lender will pull your COE, confirm your entitlement, and quote your rate.

Select an agent to represent you and begin shopping. Every VA purchase contract must include the mandatory VA Escape Clause — it lets you walk away without penalty if the VA appraisal comes in below the contract price. You will be asked to sign a written buyer-broker agreement before touring homes.

Veterans can pay reasonable and customary buyer-broker charges directly — the seller can still pay instead, and VA does not count that as a seller concession. Note: buyer-broker charges cannot be financed into the loan and count against your liquid assets at closing.

Once you have an accepted offer, your lender opens formal underwriting. They will need your COE, LES or pay stubs, W-2s, tax returns, bank statements, documentation of outstanding debts, and a VA disability award letter if claiming a funding fee exemption.

Your lender orders a VA-assigned appraiser to establish the Notice of Value (NOV). This is mandatory — but it is not a home inspection. VA highly recommends hiring a separate licensed inspector to evaluate the home's systems and condition. The appraiser also checks VA Minimum Property Requirements (MPRs) — baseline standards for safety, structural soundness, and sanitation.

MPR failures require repair before VA will guarantee the loan; cosmetic issues and normal wear-and-tear are excluded. If the property fails a non-safety MPR, you can request a waiver after the NOV is issued.

Your lender must provide a Closing Disclosure at least three business days before closing. Sign the mortgage, note, and deed. Pay or finance the funding fee unless exempt. Seller concessions can cover up to 4% of the loan amount.