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Last updated: October 28, 2026. Checked against official sources; reviewed when they change.
Short answer: VA-backed home loans help veterans, service members and some surviving spouses buy, build, improve or refinance a home. Nearly 90% are made with no down payment, according to VA’s home loans page. You still need to meet credit and income requirements, and the first step is a Certificate of Eligibility (COE).
Minimum service requirements
Active-duty service members qualify after 90 continuous days. For veterans, the minimum depends on when they served, according to VA’s eligibility page:
| Service period | Minimum active-duty service (main rule) |
|---|---|
| Aug. 2, 1990, to present | 24 continuous months, or the full period of at least 90 days you were called to |
| Sept. 8, 1980, to Aug. 1, 1990 | 24 continuous months, or the full period of at least 181 days |
| May 8, 1975, to Sept. 7, 1980 | 181 continuous days |
| Aug. 5, 1964, to May 7, 1975 (Vietnam War) | 90 total days |
| Feb. 1, 1955, to Aug. 4, 1964 | 181 total days |
| June 27, 1950, to Jan. 31, 1955 (Korean War) | 90 total days |
In every period, veterans discharged for a service-connected disability can qualify with less service. VA lists separate rules for officers, for Guard and Reserve members and for other qualifying exceptions.
How to get your Certificate of Eligibility, step by step
- Find the right document. Veterans need a copy of their DD214. Active-duty members need a statement of service signed by a commander, adjutant or personnel officer. Guard and Reserve members need records showing activation or points; VA’s COE page lists each case. No DD214? See how to get your DD-214.
- Request the COE. Surviving spouses who receive DIC use VA Form 26-1817. Those who do not also send VA Form 21P-534EZ, a marriage license and the death certificate.
- Choose a loan and lender. Pick a VA-backed purchase, cash-out refinance or interest rate reduction refinance loan, or a Native American Direct Loan if you qualify.
- Budget for closing. Plan for the funding fee below plus the lender’s interest and closing costs.
VA funding fee chart
The funding fee is a one-time charge that VA says lowers the program’s cost to taxpayers, because VA loans require no down payment or monthly mortgage insurance. It is a percentage of the loan amount, not the purchase price, and can be financed into the loan or paid at closing. These rates have applied since April 7, 2023, according to VA’s funding fee page.
| Loan type and down payment | First use | After first use |
|---|---|---|
| Purchase or construction, under 5% down | 2.15% | 3.3% |
| Purchase or construction, 5% or more down | 1.5% | 1.5% |
| Purchase or construction, 10% or more down | 1.25% | 1.25% |
| Cash-out refinance | 2.15% | 3.3% |
| Interest rate reduction refinance (IRRRL) | 0.5% | 0.5% |
| Native American Direct Loan: purchase / refinance | 1.25% / 0.5% | 1.25% / 0.5% |
In VA’s worked example, a first-time buyer purchasing a $200,000 home with $10,000 down borrows $190,000 and pays a 1.5% fee of $2,850.
Who does not pay the funding fee
- Veterans receiving VA compensation for a service-connected disability, or eligible for it but receiving retirement or active-duty pay instead.
- Surviving spouses receiving Dependency and Indemnity Compensation.
- Service members with a proposed or memorandum rating before closing that says they are eligible for compensation.
- Active-duty members who show proof of a Purple Heart on or before closing.
VA says a veteran later awarded compensation retroactive to before the closing date may be eligible for a refund.
Official video
Frequently asked questions
Do VA loans require a down payment?
Not usually. VA says nearly 90% of VA-backed loans are made with no down payment, though lenders still set credit and income requirements.
What is the VA funding fee for a first-time buyer?
For a first-use purchase loan, VA charges 2.15% with less than 5% down, 1.5% with 5% or more down and 1.25% with 10% or more down.
Who is exempt from the VA funding fee?
Veterans receiving VA disability compensation, surviving spouses receiving DIC, some service members with a pre-discharge rating and active-duty Purple Heart recipients.
What do I need for a VA loan Certificate of Eligibility?
Proof of service. The document differs for veterans, active-duty members, Guard and Reserve members and surviving spouses, as the COE steps above explain.
How long must I serve to get a VA loan?
It depends on when you served. The service-period table above lists each era’s minimum, and a disability discharge can shorten it.
Related on Peter’s World
Sources
- VA: VA-backed veterans home loans
- VA: Eligibility for VA home loan programs
- VA: How to request a home loan COE
- VA: Funding fee and closing costs
Additional sources
Not affiliated with VA or any government agency. Peter’s World is an independent information site. This page is general information, not legal, medical or financial advice. Benefits depend on your own records, so confirm details with VA, your state veterans office or an accredited representative such as a Veterans Service Organization (VSO) representative, attorney or claims agent.
By Peter. Prepared with AI assistance and checked against the official sources listed above.
