You can generally use a VA loan to buy at your new duty station once you have PCS orders, and you must intend to occupy the home as your primary residence — usually within a reasonable time after closing, with allowances for deployment or a spouse occupying for you. If you keep your current home, remaining entitlement may let you buy the next one with a second VA loan, subject to approval.
Buying a home on PCS orders
Lenders can generally use your PCS orders along with your Leave and Earnings Statement (LES) to document that your income continues at the new location. You don't have to arrive at the new duty station before starting.
What to have ready:
- Your PCS orders (including report date).
- Recent LES statements.
- Your Certificate of Eligibility — Matthew can often request it through VA's system.
- Information on your current home: mortgage statement, and whether you plan to sell or keep it.
- Your spouse's income documentation if they'll be on the loan and plan to work at the new location.
Basic Allowance for Housing (BAH) is generally counted as income for qualifying, along with base pay and other eligible allowances. It's one reason service members sometimes qualify for more than they expect — but the right budget is about what you're comfortable with, not the maximum.
Occupancy rules: deployment and spouse occupancy
VA requires you to intend to occupy the home as your primary residence, generally within about 60 days of closing. Military life doesn't always cooperate, so VA builds in flexibility:
Deployment
If you're deployed or on duty elsewhere, occupancy may be delayed, provided you intend to live there when you return. Lenders document this carefully.
Spouse occupancy
Your spouse living in the home generally satisfies the occupancy requirement while you're away on duty.
Dependent child
In some cases, a dependent child's occupancy may satisfy the requirement for an active-duty borrower; Matthew will confirm.
Arriving later
If you close before your report date, you'll generally certify when you expect to move in, and the timing should be reasonable.
Occupancy is a certification you sign, so accuracy matters. If your plans are uncertain, tell Matthew up front and he'll work out how to document it correctly.
Want a straight answer for your situation? Skip the call center — Matthew will review your eligibility, entitlement, and options himself.
Talk with MatthewBuying remotely: virtual tours, inspections, and powers of attorney
Many PCS buyers purchase a home before they ever set foot in it. That can work well with planning:
- Find an agent who works with military buyers. Ask for live video walk-throughs, not just photos, and a candid take on neighborhoods and commute times to base.
- Order a thorough inspection. Since you can't see the house in person, the inspection report and photos are your eyes. Consider specialty inspections when warranted.
- Plan the signing. Remote or hybrid closings may be available depending on the state, title company, and lender. Confirm early.
- Consider a power of attorney carefully. If you'll be deployed or unavailable at closing, a POA may let a spouse or trusted person sign. VA loans often require a specific POA that identifies the property and transaction, and lenders and title companies have their own rules — get the form approved in advance.
Powers of attorney on VA loans can have extra requirements, especially when the service member is deployed. Matthew will confirm what the lender and title company will accept before anyone signs.
Keeping your old home as a rental — and a second VA loan
Many service members keep the home they're leaving and rent it out. VA doesn't require you to sell. The key questions are about entitlement and qualifying:
- Remaining entitlement. If your current VA loan is still open, part of your entitlement stays tied to it. You may still have enough remaining entitlement for a second VA loan; when entitlement is partially used, county loan limits affect how much you can borrow with no down payment. See entitlement and loan limits.
- Qualifying with two housing payments. Lenders count the old mortgage as a debt. Rental income from the departing home may be counted with a lease and supporting documents, subject to lender guidelines.
- Refinancing the old home later. Because an IRRRL only requires prior occupancy, a VA IRRRL may still be an option on the rental.
Becoming a landlord from across the country has costs — property management, vacancies, repairs. Run the numbers honestly before deciding.
If you'd rather sell the home you're leaving
Selling can be the simpler path, especially if you don't want to manage a rental from another state. It also has an entitlement advantage: once a VA loan is paid off and the home is sold, your entitlement can generally be restored for the next purchase.
- Timing the sale and purchase. If the sale won't close before you buy, the lender generally counts both housing payments unless the old home is under contract with conditions cleared. Matthew can plan around either scenario.
- Assumption as a selling tool. VA loans are generally assumable by a qualified buyer. If a buyer assumes your loan without substituting their own entitlement, yours can stay tied to the home — so understand the tradeoff before agreeing.
- Selling costs. Agent commissions, repairs, and closing costs reduce what you walk away with. Factor them into the rent-versus-sell decision.
Planning your PCS home-buying timeline
Every closing timeline depends on the market, the appraisal, the property, and your file — so plan in stages rather than counting on a particular closing date:
| Stage | What to do |
|---|---|
| When orders are expected | Talk with Matthew about eligibility, entitlement, and a budget. Start gathering documents. |
| Orders in hand | Get pre-approved using your orders and LES. Connect with an agent at the new location. |
| House hunting | Tour virtually or on a house-hunting trip. Build appraisal and inspection time into offer terms. |
| Under contract | Appraisal, inspection, and underwriting. Line up POA or remote signing if needed. |
| Closing and move-in | Coordinate closing with your report date and household goods delivery. Consider temporary lodging as a backup. |
Frequently asked questions
Can I use my VA loan before I arrive at my new duty station?
Generally, yes. PCS orders and your LES can support the application, and you'll certify your intent to occupy the home within a reasonable time.
Can my spouse live in the home while I'm deployed?
Generally, yes. A spouse's occupancy typically satisfies VA's occupancy requirement while the service member is away on duty.
Can I have two VA loans at the same time?
Possibly. If you have enough remaining entitlement, you may be able to get a second VA loan while keeping the first. Matthew will calculate your available entitlement.
Is BAH counted as income for a VA loan?
BAH is generally counted as income for qualifying, along with base pay and other eligible allowances, based on your LES.
Can I close on a home using a power of attorney?
Often, yes, but VA loans usually require a specific POA and lenders and title companies have their own rules. Confirm the POA with Matthew before signing it.
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.
Prefer to start now? Start your pre-approval · Schedule a call · (512) 952-1125
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