To get a VA loan, you generally need a valid Certificate of Eligibility, credit and income that meet the lender's standards, enough residual income after major monthly expenses, and a home you'll occupy as your primary residence that passes a VA appraisal against VA's Minimum Property Requirements. VA itself sets no minimum credit score, but lenders do. All loans are subject to approval.
Borrower requirements
The first requirement is the benefit itself — a Certificate of Eligibility showing available entitlement. After that, lenders look at you the way any mortgage lender would, with a few VA-specific twists:
- Stable, verifiable income. Employment, military pay, retirement, VA disability compensation, and other income sources can count when documented and likely to continue.
- Acceptable credit history. VA looks at the pattern of how you've handled obligations, not just a number.
- Manageable debts. Lenders look at your debt-to-income ratio together with residual income.
- Co-borrowers. A spouse can be a co-borrower. Joint loans with non-spouses or other Veterans are possible but have extra rules.
VA loan readiness check
Seven questions to see how ready you are to start a VA purchase.
Do you have (or can Matthew pull) a Certificate of Eligibility showing available entitlement?
Will the home be your primary residence (or your spouse's while you're deployed)?
Have you paid your bills on time for roughly the last 12 months?
Is your income steady and documentable (pay stubs, LES, award letters, or tax returns)?
After your debts and a likely housing expense, do you expect meaningful money left over each month?
Do you have some savings for earnest money, inspection, and closing costs (or a plan for seller-paid costs)?
Are you free of any unresolved bankruptcy, foreclosure, or federal debt delinquency?
Your answers stay in your browser — nothing is saved or sent. This is a quick orientation, not a loan decision.
Occupancy: it has to be your home
VA loans are for homes you'll live in. In general:
- You must certify that you intend to occupy the home as your primary residence, generally within 60 days of closing.
- Exceptions exist — for example, if you're deployed or on orders, your spouse may satisfy occupancy, and later occupancy may be allowed with documentation.
- 1–4 unit properties are allowed if you live in one of the units. Rental income from the other units may help you qualify, subject to lender rules.
- Vacation homes and pure investment properties aren't eligible.
Moving on orders? See VA loans and PCS moves for how occupancy works when your timeline is set by the military.
Want a straight answer for your situation? Skip the call center — Matthew will review your eligibility, entitlement, and options himself.
Talk with MatthewProperty requirements
Every VA purchase generally requires a VA appraisal by a VA-assigned appraiser. The appraiser issues a value that becomes the Notice of Value (NOV), and checks the home against VA's Minimum Property Requirements (MPRs) — the home should be safe, structurally sound, and sanitary.
- Working heat, safe electrical, adequate water and sewage, and a sound roof are typical checkpoints.
- Peeling paint on older homes, missing handrails, or broken windows may need to be fixed before closing.
- Condos generally need to be in a VA-approved project.
- If the value may come in low, VA's Tidewater process generally gives the appraiser a chance to receive more sales data before finalizing.
More detail is in VA appraisal and MPRs.
Credit, income, and residual income
Credit. VA doesn't set a minimum credit score. Lenders set their own standards (often called overlays), so the answer can differ between lenders. What matters most is a recent history of paying on time and a clear explanation for any past problems. The VA credit requirements page goes deeper.
Debt-to-income. Lenders compare your total monthly debts, including the new housing expense, to your gross income. VA treats this as one factor, not the only one.
Residual income. This is the part that makes VA underwriting different. Residual income is the money left over each month after your housing expense, debts, taxes, and estimated maintenance and utilities. VA publishes guideline amounts that vary by family size, loan amount, and region of the country. The idea is simple: make sure there's enough left to cover everyday life. A borrower with strong residual income may be approved with a higher debt ratio than other loan types allow, subject to underwriting.
Matthew runs residual income early so there are no surprises — it's often the deciding factor for VA files, and it's easy to overlook.
VA loan documents checklist
Every file is different, but most VA purchase files ask for:
Service and identity
- COE (Matthew can often request it)
- DD-214, statement of service, or points statement
- Government-issued photo ID
Income
- Recent pay stubs or LES (Leave and Earnings Statement)
- W-2s and, if self-employed, tax returns
- VA disability or retirement award letters, if used
Assets
- Recent bank and account statements
- Documentation of any gift funds
- Earnest money receipt once under contract
Other
- Divorce decree or child support orders, if applicable
- Bankruptcy or foreclosure paperwork, if applicable
- PCS orders, if relocating
Costs to plan for
No down payment doesn't mean no costs. Plan for:
- The VA funding fee, unless you're exempt — it can generally be financed. See the funding fee guide.
- Closing costs, which VA limits in some ways. Sellers can pay closing costs and certain concessions within VA's limits.
- Earnest money and an inspection — the VA appraisal is not a home inspection.
- Prepaid items like homeowners insurance and property tax escrows.
Matthew is licensed in multiple states, not everywhere — tell Matthew where you're buying and he'll confirm he can help there.
Frequently asked questions
What credit score do I need for a VA loan?
VA doesn't set a minimum. Lenders set their own standards, so Matthew will tell you what applies to your file.
Can I buy a duplex with a VA loan?
Yes — VA allows 1–4 unit properties if you live in one of the units, subject to approval.
Is the VA appraisal a home inspection?
No. The appraisal checks value and minimum property requirements. A separate home inspection is strongly recommended.
Can my spouse's income count?
Yes, if your spouse is a co-borrower and the income is documented and stable.
Do I need a down payment?
Eligible borrowers with sufficient entitlement can generally buy with no down payment — 100% financing — subject to approval. See VA loan limits for when entitlement matters.
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
Your information goes to Matthew only — it isn't sold to lead lists. Please don't include Social Security or account numbers.