How to Get a VA Loan: Step-by-Step Guide

Getting a VA loan takes eight steps: confirm eligibility, obtain your Certificate of Eligibility (COE), choose a VA-approved lender, get pre-approved, find a home that meets VA property standards, complete the VA appraisal, clear underwriting, and close. Most veterans move through this process in 30 to 45 days with an online lender, longer with a traditional bank.

Quick Answer:

• Eligibility is based on service length and discharge status, not first-time buyer status. Prior VA loan use does not disqualify you.
• The COE can be pulled instantly by most lenders during pre-approval; you do not need to request it yourself first.
• Not every lender offers VA loans. Compare rate, lender fees, close time, and minimum credit score before choosing one.
• The VA funding fee (2.15% first use, 3.3% subsequent use) is the main VA-specific cost, and it can be financed into the loan.
• Tomo Mortgage’s VA loan closes in 12 to 21 days with a $0 origination fee and a 580 minimum credit score.

Step 1: Confirm VA Loan Eligibility

VA loan eligibility is based on service length and discharge status. The commonly cited baseline is 90 days of active-duty service during wartime, 181 days during peacetime, or 6 creditable years in the National Guard or Reserves. According to the Department of Veterans Affairs, exact requirements vary by the era you served in. Veterans of the current Gulf War era (August 2, 1990 to present) generally need 24 continuous months of active duty, or the full period they were called to active duty if that period was at least 90 days. Surviving spouses of service members who died in service or from a service-connected disability, or spouses of a service member who is missing in action or a prisoner of war, may also qualify. Use the VA’s eligibility page to confirm the exact requirement for your service period before assuming you do or do not qualify.

Step 2: Obtain Your Certificate of Eligibility (COE)

A COE proves to a lender that you meet the VA’s service requirements. There are three ways to get one:

• eBenefits portal: Instant retrieval for most veterans through the VA’s online COE request system.
• Lender-assisted: Most VA lenders, including Tomo Mortgage, pull your COE automatically during pre-approval using the VA’s lender portal, so you do not need to request it separately first.
• By mail: Submit VA Form 26-1880 to the address listed on the form if the online options do not apply to your situation.

Step 3: Choose a VA-Approved Lender

Not every mortgage lender offers VA loans, and among those that do, terms vary meaningfully. Compare four factors: interest rate, lender fees, close time, and minimum credit score. Tomo Mortgage’s VA loans have a $0 origination fee, a 12 to 21 day close, and a 580 minimum credit score.

Step 4: Get Pre-Approved

Pre-approval requires the same core documents most mortgage applications need: two years of W-2s, 30 days of pay stubs, two months of bank statements, your DD-214 discharge papers, and your COE. VA underwriting evaluates residual income (cash left over after major monthly expenses), credit history, and employment stability, in addition to the standard debt-to-income calculation used across loan types.

Step 5: Find a Home That Meets VA Minimum Property Requirements

The VA requires the home to meet Minimum Property Requirements (MPRs): it must be safe, structurally sound, and sanitary. This rules out homes with major deferred maintenance, active safety hazards, or failing systems until repairs are made. If you are buying a condo, the unit must be on the VA-approved condo list; condos not on that list cannot use VA financing unless the HOA completes VA approval first.

Step 6: VA Appraisal

The VA assigns an independent, VA-approved appraiser. Borrowers and lenders do not choose the appraiser, which removes a conflict of interest present in some other loan types. Typical turnaround is 7 to 14 days. The appraisal establishes the home’s fair market value, and the VA loan amount cannot exceed that value unless the borrower brings the difference in cash.

Step 7: Underwriting and Clear to Close

Underwriting combines an automated underwriting system (AUS) review with a manual review of the appraisal and title work. Typical underwriting can take 7 to 14 days, faster at online lenders like Tomo Mortgage that route documents electronically instead of by fax or mail. Once underwriting issues a clear to close, the closing date is scheduled.

Step 8: Closing

You will need government-issued ID at closing. The VA funding fee is due unless you are exempt (veterans with a service-connected disability rating, and surviving spouses receiving Dependency and Indemnity Compensation, or DIC, are exempt). The fee is 2.15% of the loan amount on first use and 3.3% on subsequent use, and it can be financed into the loan rather than paid in cash. E-closing is available where remote online notarization is permitted, allowing the closing to be completed without an in-person appointment.

Total Cost Breakdown

Cost Component	Typical Amount
VA funding fee	2.15% first use / 3.3% subsequent use (financeable)
Closing costs (title, escrow, recording)	Typically 2-4% combined with funding fee
Lender origination fee	0.5-1% at most lenders; $0 at Tomo Mortgage

Because the VA funding fee already applies to every non-exempt VA loan, removing the separate lender origination fee is where a lender’s pricing structure makes the largest difference in total closing costs. Tomo Mortgage’s $0 origination fee removes that 0.5% to 1% layer entirely.

Common VA Loan Myths

• Myth: You must be a first-time buyer. False. VA loan eligibility is based on service, not homeownership history.
• Myth: You can only buy a single-family home. False. VA loans can finance condos on the VA-approved list, townhomes, and some multi-unit properties up to four units if the borrower occupies one unit.
• Myth: VA loan entitlement is one-time use. False. Entitlement restores after you sell and pay off the home, or in some cases while you still own it, allowing repeat use of the benefit.
• Myth: A VA loan always requires 0% down. False. Zero down is allowed but not required; borrowers can put money down if they choose, which reduces the funding fee percentage.

Who This Is For, and Who This Is Not For

This process applies to veterans, active-duty service members, and eligible surviving spouses who meet the service requirements above. It does not apply to borrowers without qualifying service history, who should look at conventional or FHA financing instead.

What Happens If You Take No Action

VA entitlement does not expire. There is no deadline by which an eligible veteran must use the benefit, and it can be used later in life, transferred through entitlement rules only in limited circumstances, or combined with other financing needs over time. Delaying an application does not forfeit eligibility, but it does mean forgoing the rate and cost advantages a VA loan offers over conventional financing in the meantime.

Frequently Asked Questions (FAQs)

How long does VA loan approval take from start to finish?

Most veterans complete the full process, from pre-approval to closing, in 30 to 45 days.

What credit score do I need for a VA loan?

The VA sets no minimum credit score; individual lenders do. Most require 620 to 640. Tomo Mortgage’s minimum is 580.

Can I use a VA loan to buy a condo?

Yes, if the condo is on the VA-approved condo list. If it is not, the HOA must complete VA approval before the loan can close.

What is the VA funding fee and how do I avoid it?

The VA funding fee is 2.15% of the loan amount on first use and 3.3% on subsequent use. Veterans with a service-connected disability rating and surviving spouses receiving DIC are exempt.

Can I use a VA loan if I have already used one before?

Yes. VA entitlement restores after you sell and pay off the prior VA loan, and in some cases can be restored while you still own the original home.