You need a Certificate of may be able to access, a lender, and a property — in that order

A VA loan is a mortgage backed by the Department of Veterans Affairs that lets you borrow without a down payment and without paying private mortgage insurance. To get one, you follow three separate steps: prove your military service to the VA, find a lender who offers VA loans, and make an offer on a property. The VA does not lend the money itself — a bank or mortgage company does. The VA's role is to may provide part of the loan, which is why lenders will work with you even if your credit score is lower than they would normally accept.

The process takes longer than a conventional mortgage because the VA appraisal is separate from the lender's appraisal, and the VA has to review the property before you close. Most people take four to eight weeks from process to closing, depending on how quickly you gather documents and how busy the VA is in your region.

Key Takeaways

  • You must obtain a Certificate of may be able to access from the VA before any lender will process your process, and this step can take one to three weeks if you explore by mail or minutes if you use the online portal.
  • The VA does not set a minimum credit score, but most lenders require 620 or higher; your debt-to-income ratio matters more than your credit history.
  • You can borrow up to the full purchase price with no down payment, but the VA appraisal may come in lower than the sale price, which means you have to cover the difference yourself or renegotiate.
  • The VA charges a funding fee at closing (usually 2.3% of the loan amount for first-time users with no down payment), which you can roll into the loan or pay upfront.
  • The entire process — from Certificate to closing — typically takes four to eight weeks, but delays happen if documents are missing or if the property appraisal is delayed.

Step 1: Get Your Certificate of may be able to access From the VA

Before you contact a lender, you need proof that the VA recognizes you as may be able to access. This proof is called a Certificate of may be able to access, and it is the document lenders ask for first. You cannot skip this step. The VA will not issue a Certificate without verifying your military service records, so you must have served on active duty, in the Reserve, or in the National Guard for the required length of time (usually 90 days of active duty, though this varies by era and branch).

You can request your Certificate three ways. The fastest is the VA's online portal at va.gov — you log in with your VA.gov account, answer a few questions about your service, and the system usually issues the Certificate within minutes. If you do not have a VA.gov account, you can create one using your Social Security number and email. The second method is to mail VA Form 26-1880 to your regional VA office; this takes one to three weeks. The third method is to call the VA at 1-888-442-4551 and request it by phone, though you will still need to provide your service dates and discharge status.

Bring your discharge papers (your DD Form 214 or equivalent) when you explore, or have your service dates and discharge status ready. If you were dishonorably discharged or separated under dishonorable conditions, you are not may be able to access. If you were separated for misconduct or under other-than-honorable conditions, the VA will review your case individually.

Step 2: Find a Lender and Start Your process

Once you have your Certificate, contact banks, credit unions, or mortgage companies that offer VA loans. Not all lenders do, so you may need to call a few. When you call, have your Certificate ready and be prepared to discuss your income, debts, and the price range of homes you are looking at. The lender will order a credit report and ask you to provide pay stubs, tax returns (usually the last two years), and bank statements showing your savings.

The VA does not set a minimum credit score, but most lenders require 620 or higher. What matters more to VA lenders is your debt-to-income ratio — the percentage of your monthly income that goes to debt payments. The VA allows up to 41% in most cases, though some lenders will go to 50% if your credit is strong or if you have significant savings. If you have recent late payments, collections, or a bankruptcy, tell the lender upfront; many VA lenders specialize in borrowers with imperfect credit.

The lender will issue a pre-approval letter once they have reviewed your finances. This letter states how much you can borrow and is valid for 120 days. You can now start looking at homes within that price range. Pre-approval does not lock in your interest rate, but it shows sellers that you are a serious buyer.

Step 3: Make an Offer and Order the VA Appraisal

When you find a property and make an offer, include a clause stating that the sale is contingent on a VA appraisal. This protects you if the property appraises for less than the sale price. Once your offer is accepted, the lender orders the VA appraisal, which is different from the lender's appraisal. The VA appraiser checks that the property meets minimum standards for safety, soundness, and sanitation. The appraiser also determines the property's market value.

The VA appraisal usually takes two to three weeks. If the appraisal comes in lower than your offer price, you have three choices: renegotiate the price with the seller, cover the difference yourself, or walk away (your earnest money is returned). This is why the contingency clause matters — it gives you an exit if the numbers do not work.

During this time, the lender also orders a title search to make sure the seller actually owns the property and that there are no liens against it. If the title search finds problems, they must be cleared before closing.

Step 4: Lock Your Interest Rate and Finalize Underwriting

Once the appraisal comes back and the title is clear, your lender moves to underwriting. This is when the lender's team reviews every document you submitted — your pay stubs, tax returns, bank statements, credit report, and the appraisal — to make sure everything matches and that you meet their lending standards. Underwriting usually takes one to two weeks, but the lender may ask for additional documents if something does not line up.

Before underwriting closes, you should lock your interest rate. This means you and the lender agree on a specific rate, and that rate will not change even if market rates move. Most rate locks last 30 to 60 days. If you lock too early and rates drop, you may be able to float down (get a lower rate), but this depends on your lender's policy. If you lock too late and rates rise, you are stuck with the higher rate.

The lender will also calculate your funding fee — the amount the VA charges to may provide your loan. For first-time VA borrowers with no down payment, this is usually 2.3% of the loan amount. If you are a surviving spouse, disabled veteran, or making a down payment, the fee may be lower or waived. You can pay the fee upfront or roll it into your loan balance.

Step 5: Clear Conditions and Receive Your Clear-to-Close

During underwriting, the lender may issue conditions — requests for additional information or documentation. Common conditions include a letter explaining a late payment, proof that you paid off a credit card, or verification that you still work at your current job. You have a limited time (usually 48 to 72 hours) to respond to each condition. If you do not respond, the lender can deny your process.

Once all conditions are satisfied and the underwriter approves your loan, you receive a clear-to-close letter. This means the lender is ready to fund the loan and you can schedule your closing appointment. The clear-to-close usually comes three to five business days before closing.

At this point, the lender will also send you a Closing Disclosure — a document that lists your final loan amount, interest rate, monthly payment, closing costs, and the funding fee. You have the right to review this document for at least three business days before closing. Read it carefully and ask your lender to explain anything that does not match what you were quoted.

Step 6: Close on Your Loan and Receive Your Keys

On closing day, you meet with a closing agent (usually at a title company, attorney's office, or lender's office) to sign the final paperwork. Bring a government-issued photo ID and a cashier's check or arrange a wire transfer for any money you owe at closing (your down payment, if any, plus closing costs minus any credits from the seller). The lender will tell you the exact amount due at least one business day before closing.

You will sign the promissory note (your promise to repay the loan), the mortgage or deed of trust (the lender's claim on the property if you do not pay), and various other disclosures. The closing agent will explain each document before you sign. Take your time and ask questions if anything is unclear.

Once all documents are signed and your money is received, the lender funds the loan and the closing agent records the deed with your county. You receive the keys to your home, usually the same day or the next business day. Congratulations — you are now a homeowner.

Frequently Asked Questions

Can I use my VA loan benefit more than once?

Yes. Once you pay off a VA loan and sell the property, your benefit is restored and you can use it again. Some veterans use their benefit multiple times over their lifetime. However, you can only have one VA loan at a time unless you are buying a second home while still owning the first, which requires special approval from the VA.

What if my credit score is below 620?

Some lenders will work with scores as low as 580 or 600, especially if your debt-to-income ratio is low and you have significant savings. Call several lenders and ask about their minimum credit score policy. Credit unions often have more flexible standards than banks. You may also be offered a higher interest rate to offset the lender's risk.

Do I have to buy a single-family home, or can I buy a condo or townhouse?

You can buy a condo or townhouse, but the property must be on the VA's approved condo list. Your lender will check this during underwriting. If the property is not approved, you cannot use your VA loan to buy it, though you could use a conventional loan instead.

What happens if the VA appraisal is lower than the sale price?

You have three options: ask the seller to lower the price to match the appraisal, pay the difference yourself out of pocket, or cancel the contract and get your earnest money back. The VA will not lend more than the appraised value, so one of these three must happen before you can close.

Can I use my VA loan to build a new home instead of buying an existing one?

Yes, but the process is different. The lender will order an appraisal based on the builder's plans and estimated completion date. You will need to provide a construction contract and proof that the builder is licensed. Construction loans typically have a higher interest rate and require you to make periodic payments as the home is built, then convert to a standard mortgage once construction is complete.