{"id":8467,"date":"2026-08-14T15:59:00","date_gmt":"2026-08-14T20:59:00","guid":{"rendered":"https:\/\/tomo.com\/blog\/?p=8467"},"modified":"2026-08-18T09:05:35","modified_gmt":"2026-08-18T14:05:35","slug":"how-to-refinance-with-a-va-irrrl-step-by-step-guide","status":"publish","type":"post","link":"https:\/\/tomo.com\/blog\/how-to-refinance-with-a-va-irrrl-step-by-step-guide\/","title":{"rendered":"How to Refinance With a VA IRRRL: Step-by-Step Guide"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">Refinancing with a VA Interest Rate Reduction Refinance Loan (IRRRL) takes six steps: confirm eligibility, pass the net tangible benefit test, verify your payment history, shop and lock a rate with multiple lenders, skip the appraisal in most cases, and close while paying a 0.5% funding fee. The VA sets the eligibility rules; individual lenders set the rate.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Quick Answer:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>A VA IRRRL only refinances an existing VA-backed loan into a new VA loan; it cannot convert a conventional, FHA, or USDA loan into a VA loan.<\/li>\n\n\n\n<li>The new rate must be at least 0.5% lower than your current rate, unless you are moving from an adjustable-rate to a fixed-rate VA loan, which qualifies regardless of rate change.<\/li>\n\n\n\n<li>Most IRRRLs skip the appraisal entirely, the main speed and cost advantage over other refinance types.<\/li>\n\n\n\n<li>The funding fee is 0.5% of the loan amount, far lower than the 2.15% or 3.3% charged on a VA purchase loan.<\/li>\n\n\n\n<li>By law, your closing costs must be recoverable through monthly savings within 36 months; this is a requirement every IRRRL must pass, not just a personal financial guideline.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<div style=\"background: #ddf5f4; padding: 24px 28px; margin: 32px 0; border-radius: 8px;\">\n  \n  <p style=\"font-family: 'Plus Jakarta Sans', sans-serif; font-weight: 600; font-size: 22px; color: #1a1a1a; margin: 0 0 12px 0; line-height: 1.3; text-align: left;\">\n    Ready to experience a different kind of lender?\n  <\/p>\n  \n  <p style=\"font-family: 'Plus Jakarta Sans', sans-serif; font-weight: 400; font-size: 16px; color: #2d2d2d; margin: 0 0 20px 0; line-height: 1.5; text-align: left;\">\n    Tomo was built without lender fees, which means our team&#8217;s success is measured by your closing. If you value transparent pricing and a stremlined digital experience, Tomo Mortgage was built for you.\n  <\/p>\n  \n  <a href=\"https:\/\/tomo.com\/mortgage\/app\/preapproval\" style=\"font-family: 'Plus Jakarta Sans', sans-serif; font-weight: 600; display: inline-block; background: #fb7564; color: #ffffff; font-size: 16px; padding: 14px 28px; border-radius: 6px; text-decoration: none; text-align: left;\">\n    Get Started \u2192\n  <\/a>\n  \n<\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Step 1: Confirm IRRRL Eligibility<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">An IRRRL is a VA-to-VA refinance only. You must already have an existing <a href=\"https:\/\/tomo.com\/blog\/what-is-a-va-loan\/\" title=\"What is a VA loan?\">VA-backed loan<\/a> on the property, and you must certify that you currently live in, or previously lived in, the home the loan covers. An IRRRL cannot be used to refinance a <a href=\"https:\/\/tomo.com\/mortgage\/products\/conventional\" title=\"Tomo Mortgage conventional loans\">conventional<\/a>, <a href=\"https:\/\/tomo.com\/mortgage\/products\/fha\" title=\"Tomo Mortgage FHA loans\">FHA<\/a>, or USDA loan into a <a href=\"https:\/\/tomo.com\/mortgage\/products\/va\" title=\"Tomo Mortgage VA loans\">VA loan<\/a>; that requires a VA cash-out refinance instead. If you have a second mortgage on the home, its holder must agree to keep your new VA loan in first-lien position.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Step 2: Pass the Net Tangible Benefit Test<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The VA requires every IRRRL to provide a documented financial benefit. For a fixed-rate-to-fixed-rate refinance, the new interest rate must be at least 0.5% lower than your current rate. There is one exception: refinancing from an adjustable-rate mortgage to a fixed-rate VA loan qualifies at any rate, because the VA considers payment stability itself a sufficient benefit. Lenders can apply this test with some variation, so confirm the specifics with your lender rather than assuming the 0.5% threshold is the only path to qualifying.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Step 3: Verify Your Payment History<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">VA guidelines generally require no 30-day late payments on the existing VA loan in the most recent 12 months, along with at least 6 consecutive on-time payments and a minimum of 210 days since the first payment due date on that loan, whichever comes later. Both conditions matter; six on-time payments made in less than 210 days does not automatically satisfy the seasoning requirement. As with the net tangible benefit test, this is the VA baseline, and individual lenders may apply stricter standards. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<div class=\"wp-block-buttons is-layout-flex wp-block-buttons-is-layout-flex\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link wp-element-button\" href=\"https:\/\/tomo.com\/mortgage\/interest-rates-today\">Compare VA Lenders Today With TrueRate<\/a><\/div>\n<\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Step 4: Shop 2 to 3 Lenders and Lock Your Rate<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The VA sets the <a href=\"https:\/\/tomo.com\/blog\/who-can-get-in-on-a-va-loan\/\" title=\"Who Qualifies for a VA Loan? Eligibility Requirements Explained\">eligibility rules<\/a> for an IRRRL, but individual lenders set the rate, and rates can vary materially across lenders on the same day. Request <a href=\"https:\/\/tomo.com\/blog\/section-b-closing-costs-explained\/\" title=\"Understanding Your Section B Closing Costs at Tomo Mortgage\">Loan Estimates<\/a> from at least 2 to 3 lenders before committing, and compare Section A fees and APR alongside the note rate, not the rate alone.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Step 5: Skip the Appraisal in Most Cases<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The VA waives the standard appraisal requirement for most IRRRLs, which is the primary speed and cost advantage over a conventional refinance: no home visit, no appraisal fee, and no scheduling delay. Loan amounts above $1 million may still require an appraisal, so confirm with your lender if your loan falls into that range.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Step 6: Close and Pay the 0.5% Funding Fee<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The IRRRL funding fee is 0.5% of the loan amount, significantly lower than the 2.15% first-use or 3.3% subsequent-use fee charged on a VA purchase loan. Most borrowers roll this fee into the new loan balance rather than paying it in cash at closing. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<div class=\"wp-block-buttons is-layout-flex wp-block-buttons-is-layout-flex\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link wp-element-button\" href=\"https:\/\/tomo.com\/mortgage\/rates\">Check Today&#8217;s VA Loan Rates<\/a><\/div>\n<\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The 36-Month Recoupment Requirement<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Divide your total closing costs by your monthly payment reduction to find your break-even period. This is not just a financial planning suggestion: under 38 U.S.C. \u00a7 3709 and VA Circular 26-19-22, every IRRRL must recover its closing costs through monthly principal and interest savings within 36 months to be approved. For example, $3,000 in closing costs against $150 in monthly savings produces a 20-month recoupment period, well within the 36-month limit. If your numbers do not clear that threshold, the loan does not qualify as an IRRRL regardless of how long you plan to stay in the home.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">When Not to Use an IRRRL<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Skip the IRRRL if you need cash out, since it does not allow it; use a VA cash-out refinance instead. Skip it if you plan to sell before your recoupment period ends, since you will not recover the closing costs. It also cannot be used to add or remove a co-borrower, with narrow exceptions: removing a non-veteran co-borrower or adding a spouse.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Frequently Asked Questions (FAQs)<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">What is the net tangible benefit test for a VA IRRRL?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A requirement that the refinance provide a documented benefit, typically a new rate at least 0.5% lower than your current rate, or moving from an adjustable-rate to a fixed-rate VA loan, which qualifies regardless of the rate change.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Do I need a new appraisal for a VA IRRRL?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">No, in most cases. The VA waives the standard appraisal requirement for IRRRLs, though loans above $1 million may still require one.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">What is the VA IRRRL funding fee in 2026?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">0.5% of the loan amount, well below the 2.15% or 3.3% charged on a VA purchase loan.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can I get cash out with a VA IRRRL?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">No. An IRRRL only allows a rate-and-term refinance. Borrowers who want to take cash out of their equity need a VA cash-out refinance instead.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<div style=\"background: #ddf5f4; padding: 24px 28px; margin: 32px 0; border-radius: 8px;\">\n  \n  <p style=\"font-family: 'Plus Jakarta Sans', sans-serif; font-weight: 600; font-size: 22px; color: #1a1a1a; margin: 0 0 12px 0; line-height: 1.3; text-align: left;\">\n    Ready to experience a different kind of lender?\n  <\/p>\n  \n  <p style=\"font-family: 'Plus Jakarta Sans', sans-serif; font-weight: 400; font-size: 16px; color: #2d2d2d; margin: 0 0 20px 0; line-height: 1.5; text-align: left;\">\n    Tomo was built without lender fees, which means our team&#8217;s success is measured by your closing. If you value transparent pricing and a stremlined digital experience, Tomo Mortgage was built for you.\n  <\/p>\n  \n  <a href=\"https:\/\/tomo.com\/mortgage\/app\/preapproval\" style=\"font-family: 'Plus Jakarta Sans', sans-serif; font-weight: 600; display: inline-block; background: #fb7564; color: #ffffff; font-size: 16px; padding: 14px 28px; border-radius: 6px; text-decoration: none; text-align: left;\">\n    Get Started \u2192\n  <\/a>\n  \n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Refinancing with a VA Interest Rate Reduction Refinance Loan (IRRRL) takes six steps: confirm eligibility, pass the net tangible benefit test, verify your payment history, shop and lock a rate with multiple lenders, skip the appraisal in most cases, and close while paying a 0.5% funding fee. The VA sets the eligibility rules; individual lenders [&hellip;]<\/p>\n","protected":false},"author":49,"featured_media":7631,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"fifu_image_url":"","fifu_image_alt":"","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[288],"tags":[],"class_list":["post-8467","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-home-buying-process"],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.10 - aioseo.com -->\n\t<meta name=\"description\" content=\"A VA IRRRL requires no appraisal, a 0.5% funding fee, and a new rate at least 0.5% lower. Here is how to do a VA streamline refinance step by step.\" \/>\n\t<meta name=\"robots\" content=\"max-image-preview:large\" \/>\n\t<meta name=\"author\" content=\"George Paul\"\/>\n\t<link rel=\"canonical\" href=\"https:\/\/tomo.com\/blog\/how-to-refinance-with-a-va-irrrl-step-by-step-guide\/\" \/>\n\t<meta name=\"generator\" content=\"All in One SEO (AIOSEO) 4.9.10\" \/>\n\t\t<meta property=\"og:locale\" content=\"en_US\" \/>\n\t\t<meta property=\"og:site_name\" content=\"Tomo Mortgage | Reports - Tomo Reports - Mortgage Tips &amp; Real Estate Trends\" \/>\n\t\t<meta property=\"og:type\" content=\"article\" \/>\n\t\t<meta property=\"og:title\" content=\"VA IRRRL: How to Refinance a VA Loan Step-by-Step (2026)\" \/>\n\t\t<meta property=\"og:description\" content=\"A VA IRRRL requires no appraisal, a 0.5% funding fee, and a new rate at least 0.5% lower. 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