What you need before you start
A VA loan process begins with your Certificate of may be able to access, a document from the Department of Veterans Affairs that proves you served long enough to may have access to. You cannot start a lender's process without it. The certificate is free and takes about a week to arrive by mail, or you can view it online within a few days through the VA's eBenefits portal or VA.gov.
Before you contact a lender, gather your recent pay stubs, tax returns from the last two years, and a list of any debts you carry — credit cards, car loans, student loans, anything with a monthly payment. Lenders will ask for these to decide how much you can borrow. You will also need a Social Security number and a valid ID.
If you are buying a home, you should also have a property address and a real estate agent or purchase agreement in hand. If you are refinancing an existing VA loan, you will need your current loan number and the property address.
Key Takeaways
- Your Certificate of may be able to access comes from the VA and is required before any lender will process your process; you can request it online through VA.gov or eBenefits.
- Lenders will ask for two years of tax returns, recent pay stubs, and a list of all monthly debts to determine your borrowing limit.
- The VA appraisal and lender underwriting typically take four to six weeks from process to closing, though this varies by lender and property complexity.
- You do not need a down payment or private mortgage insurance with a VA loan, which is the main cost difference from a conventional mortgage.
How to request your Certificate of may be able to access
Go to VA.gov and select "explore for Certificate of may be able to access" under the VA Loans section. You will need to sign in with your VA.gov account, which uses Login.gov credentials. If you do not have an account, you can create one in about five minutes using your email and a phone number.
Once you are logged in, the form asks for your service dates, discharge status, and branch. The system checks your military records automatically. If everything matches, you will see your certificate on screen when ready, and the VA will mail a printed copy within seven to ten business days.
If you cannot access VA.gov, you can mail a paper form (VA Form 26-1880) to your regional VA office, but this takes three to four weeks. The fastest route is always the online portal.
Choosing a lender and starting the process
VA loans are offered by banks, credit unions, and mortgage companies — not by the VA itself. The VA guarantees the loan, meaning the lender takes less risk, but you still choose which lender to work with. Many lenders offer VA loans, so you can shop around and compare interest rates and closing costs.
Once you have your Certificate of may be able to access, contact the lender's VA loan department and tell them you want to start an process. They will send you a loan process form (usually called a 1003 form) and a list of documents they need. This is where you provide your tax returns, pay stubs, and debt information. Some lenders let you upload documents through an online portal; others ask you to email or mail them.
The lender will also order a credit report and may ask you to explain any late payments, collections, or large debts. Be honest and direct — lenders expect some people to have credit issues, and they want to understand your situation.
What happens during underwriting and appraisal
After you submit your documents, the lender sends your file to underwriting. An underwriter reviews your income, debts, and credit to confirm you can afford the loan. They will ask follow-up questions — for example, if you changed jobs recently, they may ask for a letter from your new employer confirming your salary.
At the same time, the VA orders an appraisal of the property to make sure it is worth the loan amount. The appraiser is not your lender's employee; the VA selects and pays the appraiser. This appraisal usually takes two to three weeks. If the property appraises for less than the purchase price, the deal may fall through unless you can cover the difference yourself or renegotiate the price with the seller.
Underwriting and appraisal happen in parallel, not one after the other. Most lenders give you a "clear to close" decision within four to six weeks of submitting your full process, though complex files or property issues can extend this.
The closing process and final steps
Once underwriting approves your loan and the appraisal comes back acceptable, the lender schedules a closing date. This is when you sign the final paperwork, usually at a title company or attorney's office. You will receive a Closing Disclosure at least three business days before closing — this document shows your final loan terms, interest rate, and all costs.
At closing, you will sign the promissory note (your promise to repay) and the deed of trust (which gives the lender a claim on the property if you do not pay). You will also pay your VA funding fee, which is a one-time charge that goes to the VA. The funding fee is typically 2.3 percent of the loan amount for a first-time buyer with no down payment, though it varies based on your military status and whether you are putting money down.
After you sign, the lender funds the loan — meaning they send the money to the seller or to pay off your old loan if you are refinancing. The title company records the deed, and you receive the keys. The entire process from process to closing usually takes 30 to 45 days.
What to do if your process is denied or delayed
If the lender denies your process, they must tell you why in writing. Common reasons include insufficient income, too much debt relative to income, or a credit score below the lender's minimum. You can ask the lender to reconsider, provide additional documentation, or explore with a co-borrower.
If your process is delayed, ask the lender's loan officer for a status update. Delays often happen because of missing documents, a slow appraisal, or underwriting questions. Providing documents quickly and answering questions promptly can shorten the timeline.
If you believe the lender treated you unfairly, you can file a complaint with the Consumer Financial Protection Bureau (CFPB) at consumerfinance.gov. The CFPB investigates lending discrimination and unfair practices.
Refinancing an existing VA loan
If you already have a VA loan and want to refinance — usually to lower your interest rate — the process is faster. You still need your Certificate of may be able to access, but the lender already has your property appraisal on file, so a new appraisal is often not required. This can cut the timeline to two to three weeks.
For a VA-to-VA refinance (called an Interest Rate Reduction Refinance Loan, or IRRRL), the lender may not even order a new appraisal or pull a new credit report if your loan is current and the new loan amount is lower. The process is shorter, and underwriting is faster because the lender already knows your payment history.
Frequently Asked Questions
Can I explore for a VA loan if I am still on active duty?
Yes. You can explore while still serving if you have at least 181 days of active duty. You will need a letter from your command confirming your service dates and expected discharge or separation date. Some lenders require you to be within 180 days of discharge before closing, so timing matters.
What if I do not have a Certificate of may be able to access yet?
You can start the lender's process while your certificate is being processed. Tell the lender you have requested it and provide your service dates and discharge status. Most lenders will move forward with underwriting while waiting for the certificate to arrive, so you do not lose time.
Do I have to use a VA loan, or can I use a conventional mortgage instead?
You can choose either. A VA loan has no down payment requirement and no private mortgage insurance, which saves money over time. A conventional loan may have a lower interest rate in some cases, but you will pay a down payment and mortgage insurance. Compare offers from both types of lenders before deciding.
What if the property does not appraise for the full purchase price?
The VA will not may provide a loan for more than the appraised value. You can pay the difference out of pocket, ask the seller to lower the price, or walk away from the deal. Some sellers will renegotiate if the appraisal comes in low; others will not.
How much does a VA loan cost in fees?
The main cost is the VA funding fee, which ranges from 2.3 percent to 3.6 percent of the loan amount depending on your military status and down payment. You also pay standard closing costs like title insurance, appraisal, and recording fees, which vary by location and lender. Ask your lender for a Loan Estimate within three business days of explore — it will show all costs.