VA loans let eligible Veterans, service members, and certain surviving spouses buy a primary residence with no down payment — 100% financing — subject to entitlement, loan amount, and approval. There's no monthly private mortgage insurance; instead, most borrowers pay a one-time VA funding fee unless exempt. VA sets no minimum credit score, though lenders set their own. VA rules change — Matthew will confirm current guidelines for your file.
How this FAQ is organized
The 24 questions below are grouped into three sets so you can jump to what matters for you. Every answer is general information based on current VA guidelines, with notes where rules vary by lender or situation. If you want the answer for your file, that's what a direct line to Matthew is for — no call center, no handoffs.
- Questions 1–9: The basics and the costs. What “VA Express Loans” is, 0% down, the funding fee, mortgage insurance, closing costs, and credit.
- Questions 10–17: Eligibility and property types. The Certificate of Eligibility, who qualifies, spouses, using VA more than once, assumptions, multi-unit homes, condos, manufactured homes, and new construction.
- Questions 18–24: Appraisals, refinancing, occupancy, and Texas. Appraisal and reconsideration of value, IRRRL and cash-out refinancing, occupancy rules, Texas benefits, and where Matthew can help.
Before you read: the three cost ideas that confuse people most
Most VA cost questions come back to three concepts:
Down payment
VA doesn't require one for eligible borrowers with sufficient entitlement. If entitlement is partly used, a down payment may be needed on larger loans. See entitlement.
Funding fee
A one-time charge that helps fund the program. It varies by first vs. subsequent use, down payment, and loan type, and many disabled Veterans are exempt. See VA funding fee.
Closing costs
VA limits certain fees the Veteran can be charged, and sellers can pay closing costs and concessions within VA limits.
Want a straight answer for your situation? Skip the call center — Matthew will review your eligibility, entitlement, and options himself.
Talk with MatthewBefore you read: property and refinance questions
Property questions usually come down to whether the home can meet VA's Minimum Property Requirements and whether it's a type VA and the lender will finance. Refinance questions usually come down to which of two tools fits: the IRRRL (a streamlined VA-to-VA refinance) or a VA cash-out refinance (which can also refinance a non-VA loan into VA). Texas readers will find state-specific benefits in the last few answers and on the Texas VA home loans page.
Frequently asked questions
Is VA Express Loans a VA program?
No. VA Express Loans is an independent educational website, not a government program and not affiliated with the U.S. Department of Veterans Affairs. “Express” means express answers and direct access to Matthew Brown, a licensed mortgage broker — it doesn't describe a loan type or loan processing time. The VA home loan itself is a VA-guaranteed program offered through private lenders.
Can I really buy a home with 0% down using a VA loan?
Generally, yes. VA loans allow eligible borrowers to buy with no down payment — 100% financing — subject to entitlement, loan amount, and approval. Borrowers with full entitlement have no VA loan limit. With partial entitlement, a down payment may be needed on larger loans.
What is the VA funding fee?
A one-time fee paid to VA that helps keep the program running. It varies based on whether it's your first or a subsequent use, how much you put down, and the loan type, and it can generally be financed into the loan. See VA's current funding fee table or the VA funding fee page.
Who is exempt from the VA funding fee?
Generally: Veterans receiving VA disability compensation, those eligible for compensation but receiving retirement or active-duty pay instead, active-duty Purple Heart recipients, and certain surviving spouses receiving Dependency and Indemnity Compensation. Exemption status shows on your COE; Matthew will confirm it.
Do VA loans have PMI?
No. VA loans don't require private mortgage insurance or any monthly mortgage insurance, even with no down payment. The funding fee is a one-time charge, not an ongoing premium.
Who pays closing costs on a VA loan?
Closing costs still exist, but VA limits certain fees the Veteran can be charged. Sellers can pay the buyer's closing costs and certain concessions within VA limits, and the funding fee can generally be financed. Matthew will show you how these apply to your contract.
What credit score do I need for a VA loan?
VA itself doesn't set a minimum credit score. Lenders set their own minimums, and VA underwriting also looks at residual income and debt-to-income ratio. See VA loan credit requirements.
Is there a VA loan limit?
Not for borrowers with full entitlement — VA removed loan limits for them starting January 1, 2020. County limits still matter when part of your entitlement is tied up in another VA loan. See VA loan limits.
Can I get a VA loan after bankruptcy or foreclosure?
Possibly. VA has waiting-period guidelines after bankruptcy and foreclosure, and lenders may have their own. Re-established credit and documented circumstances matter. Matthew can review your timeline.
What is a Certificate of Eligibility (COE) and how do I get one?
The COE shows VA that you're eligible and how much entitlement you have. A lender can often pull it online through VA's system in minutes when records allow; you can also request it on VA.gov or by mail with VA Form 26-1880. Common documents include a DD-214, a statement of service for active duty, or a points statement (e.g., NGB-23) or NGB-22 for Guard and Reserve. See Certificate of Eligibility.
Who is eligible for a VA loan?
Generally: Veterans who meet minimum service requirements with a discharge other than dishonorable, active-duty service members after 90 continuous days, Guard and Reserve members who meet service requirements, and certain surviving spouses. See VA loan eligibility or VA's eligibility page.
Can a surviving spouse get a VA loan? Can my spouse be on the loan?
Certain surviving spouses are eligible — generally when the servicemember died in service or from a service-connected disability and the spouse hasn't remarried (or remarried after a certain age, with conditions). See surviving spouses. Separately, a Veteran's current spouse can generally be a co-borrower on the Veteran's VA loan.
Can I have more than one VA loan?
Possibly. Entitlement can be restored after you sell and pay off a VA loan, and VA allows a one-time restoration if the loan is paid off but you still own the home. You may also be able to use remaining entitlement for a second VA loan while the first is still active, as long as you'll occupy the new home. See entitlement.
Are VA loans assumable?
Generally, yes — with lender and VA approval, a qualified buyer can assume an existing VA loan. The buyer doesn't have to be a Veteran, but the seller's entitlement stays tied to the loan unless an eligible Veteran buyer substitutes their own entitlement. Details vary; ask before relying on an assumption.
Can I buy a duplex, triplex, or fourplex with a VA loan?
Yes. VA allows 1–4 unit properties as long as you'll live in one of the units as your primary residence. Lenders will look at your ability to qualify, and may consider rental income under guidelines.
Can I use a VA loan to buy a condo?
Generally, yes, if the condo project is VA-approved. VA maintains a list of approved condominium projects. If a project isn't on the list, it may be possible to request approval, though that can add steps and isn't guaranteed. Check the project early.
Can I use a VA loan for a manufactured home or new construction?
Manufactured homes can be eligible when permanently affixed to a foundation, titled as real property, and meeting VA requirements — though many lenders limit them. New construction is generally financed as a purchase once the home is complete, and builders typically need a VA builder ID. VA construction-to-permanent loans exist but are less common. Ask Matthew about your specific property.
What does the VA appraisal check, and what if it comes in low?
A VA-assigned appraiser determines value and checks the home against VA's Minimum Property Requirements — safe, sound, and sanitary. Under the Tidewater process, the appraiser generally contacts the lender before finalizing a low value so supporting sales can be submitted. After the Notice of Value, a reconsideration of value (ROV) may be requested with better comparable sales. See VA appraisal and MPRs.
What is a VA IRRRL?
The Interest Rate Reduction Refinance Loan is a streamlined VA-to-VA refinance. It generally requires a net tangible benefit, meets recoupment rules, and requires seasoning — generally 210 days after the first payment and six payments made. VA typically doesn't require an appraisal or income verification, though lenders may. You certify prior occupancy. See VA IRRRL.
Can I do a VA cash-out refinance, or refinance a non-VA loan into VA?
Yes, generally. A VA cash-out refinance can refinance a VA or non-VA loan (a Type I is one where the new loan amount (including the funding fee) doesn't exceed the existing payoff; a Type II is one where it does). VA allows cash-out up to the home's appraised value, though lender limits may be lower. An appraisal and a net tangible benefit are required. See VA cash-out refinance.
Do I have to live in the home?
Yes. You must intend to occupy the home as your primary residence, generally within 60 days of closing. There are exceptions, such as deployment — a spouse may be able to satisfy occupancy. See PCS moves.
What VA-related benefits are available in Texas?
Texas offers the Texas Veterans Land Board Veterans Housing Assistance Program, which can be paired with VA or other loans through participating lenders (Matthew will confirm availability), and property tax exemptions for disabled Veterans — including a full homestead exemption for Veterans rated 100% disabled or individually unemployable, and partial exemptions by rating. See the Texas Comptroller's property tax exemptions page and Texas VA home loans.
Can Matthew help me in my state?
Matthew is licensed in multiple states, not all. Tell Matthew where you're buying and he'll confirm he can help there. You can verify licensing at NMLS Consumer Access.
Should I compare VA with FHA or USDA?
If you're VA-eligible, VA is usually the first program to review, but a comparison can make sense — for example, if entitlement is limited. See VA vs. FHA vs. USDA.
Ask Matthew about your VA home loan
Tell Matthew a little about the property and your plans. He'll follow up by phone or email — no obligation.
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