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July 22, 2021
“The willingness with which our young people are likely to serve in any war, no matter how justified, shall be directly proportional as to how they perceive the veterans of earlier wars were treated and appreciated by their nation.”
- George Washington
We will never be able to fully repay our Veterans and active duty personal, however, VA loans are a step in that direction. VA home loan benefits are available to most Veterans, active service members, National Guard members, and Reservists.
According to Money.com, “in 2020, the VA guaranteed over 1.2 million loans totaling $363 billion from various VA lenders, a record high for the program. In April and May of this year alone, the VA has guaranteed 419,000 loans for a total of $128 billion.”
The VA loan program is distinctive because no down payment is required. Additionally, borrowers don’t need to pay mortgage insurance. (Private mortgage insurance (PMI) is normally required for homebuyers that put less than 20% down.)
Although VA loans are credit flexible, applicants must have a stable income, and a steady job. They also must meet some basic military service requirements.
Here are some in-depth service requirements as listed by the U.S. Department of Veterans Affairs. Below is an abbreviated version.
There are also VA loan programs for surviving spouses of a service member who died in the line of duty or from a service-related disability.
Keep in mind that the VA is technically not a mortgage lender as private lenders originate the loan, and the VA guarantees a portion of it. For the lender to make a VA-backed loan you must provide proof that you meet the eligibility requirements. The Certificate of Eligibility, or (COE,) serves as that proof. Your COE will have the entitlement amount on it so the lender knows exactly how much the VA will give them if you were to default. Detailed information on how to obtain a COE for a loan can be found on the VA website
The application process works similarly to a conventional home loan. Although the VA home loan program doesn’t have income maximums, your mortgage lender will review your personal income to determine what monthly payment you can afford.
Generally, lenders require 24 months of consecutive employment, preferably within the same company or industry.
Supporting documentation that you will need to provide includes:
Those that are self-employed must provide two years of business tax returns and a current Profit and Loss statement.
Unlike a conventional loan or FHA loan, which requires FICO scores of 620 and 580, the VA doesn’t set a minimum credit score requirement. However, individual lenders have their own minimum credit requirements, and most typically require a credit score of at least 620. Newrez VA loan products are available with no down payment for veterans with FICO credit scores of 600 or greater. A score of 560-599 will mean there is a 5% down payment required on the home.
Those who have filed for bankruptcy or have a previous foreclosure will have to wait two years after a Chapter 7 discharge to qualify for a VA loan. Likewise, the waiting period following a foreclosure is also two years.
Debt-to-income ratio (DTI) is the percent of your gross monthly income that goes toward monthly debt payments. It is calculated to help determine your maximum loan amount.
Your existing debts (credit card payments, car loans, student loans, etc.), plus your new mortgage payment, shouldn’t be beyond a viable percentage of your monthly pre-tax income.
Residual income might also be factored in when calculating DTI. This is the income left over after paying major expenses that include the mortgage payment, installment loans, estimated utility costs, support payments, and revolving accounts. Lenders use income records and information on your credit report to gauge your residual income.
Debt-to-income ratio is normally not an impediment to receiving a VA loan from Newrez where Veterans with DTI ratios of up to 60% are eligible for these loans.
According to the U.S. Department of Veterans Affairs website, “eligible Veterans, service members, and survivors with full entitlement no longer have limits on loans over $144,000. This means you won’t have to pay a down payment, and we guarantee to your lender that if you default on a loan that’s over $144,000, we’ll pay them up to 25% of the loan amount.
You have full entitlement if you meet either of the requirements listed below.”
The VA typically allows veterans to borrow an amount of money equal to four times the available entitlement for loans with no down payment. Basic entitlement from the VA is $36,000 at present. The exact amount of money the VA will assume liability for depends on the region of the house in question, due to the different prices of homes in different parts of the country.
Moreover, the maximum borrowing amount is still limited by how much you can afford with no down payment, and this is again determined by the lender based on the individual borrower’s income, DTI, and credit.
Although there is no down payment required, you’re still responsible for upfront closing costs. A detailed breakdown of these costs can be found on the VA website. Closing costs include lender fees and third-party mortgage-related expenses such as:
If you're a Veteran considering the purchase of a home, it’s prudent to determine your eligibility status. Once you have your Certificate of Eligibility, you can explore the options available and determine the most effective path for helping your dream of homeownership come true. We thank you for your service!