VA loans are available to a specific group of borrowers based on military service or family status. Eligibility falls into a few main categories.

Service requirements 

Eligibility for a VA home loan depends largely on when you served and the type of service you completed. The VA sets different minimum service thresholds based on wartime and peacetime periods, as well as current service status.

In general: 

• Current active-duty service members qualify after 90 continuous days of service 
• Veterans who served during wartime qualify after 90 consecutive days of active-duty service 
• Veterans who served during peacetime qualify after 181 consecutive days of active-duty service 

For members of the National Guard or Reserves, you need: 

• At least 6 years of service, or 
• 90 days of active-duty service under qualifying federal orders 

In most cases, borrowers must have an honorable discharge or a qualifying service status to be eligible, too. If you’re not sure if your service qualifies, a VA-approved lender can help review your history.

Surviving spouses 

Some surviving spouses may also qualify for a VA loan benefit. This can apply when a spouse passes away while on active duty or from a service-connected disability. The rules can be complicated, but lenders familiar with VA loans can help clarify what applies to your situation.

Certificate of Eligibility (COE)

No matter how you qualify, you’ll need a Certificate of Eligibility, often called a COE. This document confirms to lenders that you meet the VA’s service requirements.

You can obtain a COE in a few ways: 

• Ask your lender to request it on your behalf 
• Apply online through the VA’s portal 
• Submit VA Form 26-1880 by mail 

Many borrowers find that working with a lender simplifies this step, especially if service records need to be verified.

VA loans are known for flexibility, but lenders still review your finances to make sure the loan fits comfortably within your budget.

Credit score 

The VA doesn’t set a minimum credit score, but many lenders use their own guidelines. Lenders may look for a score of around 620 or higher, though this can vary. A lower score doesn’t automatically rule you out, and lenders may place more weight on your recent payment history than on past setbacks.

Debt-to-income ratio (DTI)

Your debt-to-income ratio, or DTI, shows how much of your monthly income goes toward debt. Many lenders like to see a debt-to-income ratio of around 41% or lower, but that number isn’t set in stone. If you have a steady income or extra room in your monthly budget, there may still be flexibility.

Residual income 

There are income requirements for a VA loan. The VA places special emphasis on residual income. Simply put, residual income is the money you have left each month after covering major expenses like housing costs, debts, taxes and basic utilities. The VA looks at residual income to help ensure borrowers can comfortably manage everyday living expenses alongside their mortgage.

Stable income and employment 

Lenders also look for proof of reliable income to confirm you can support ongoing housing costs. This means showing steady employment or consistent earnings over time. 

If you’re self-employed, you may need to provide additional documentation, such as tax returns or profit-and-loss statements, to show income stability. While this can involve a few extra steps, many self-employed veterans successfully qualify for VA loans each year. 

VA property requirements you need to know about: 

VA loans are intended for primary residences, not investment properties or vacation homes. To qualify for a VA loan, the home you’re buying needs to meet VA Minimum Property Requirements, often called MPRs.

MPRs focus on safety, liveability and structural soundness. They’re designed to protect both the borrower and the lender by ensuring the home is safe, sanitary and suitable for everyday living. 

Eligible property types often include: 

• Single-family homes 
• Certain condominiums approved by the VA
• Multi-unit properties, as long as you live in one of the units

A VA appraisal helps confirm the home meets these requirements before closing. 

VA loan documents you’ll need:

Gathering documents ahead of time can help keep the VA loan process moving. While requirements can vary, lenders often ask for: 

• Certificate of Eligibility: This document confirms that you meet the VA’s service requirements and can use a VA home loan 
• Proof of income, such as pay stubs or income verification: Lenders use this to understand your current earnings and confirm you have reliable income to support a mortgage 
• Tax returns, often from the past 2 years: These help show your income history over time, which can be especially helpful if your earnings vary or if you’re self-employed 
• Bank statements and asset information: These give lenders a snapshot of your savings and available funds, helping them verify financial stability and reserves 
• DD214 or statement of service: This verifies your military service details, such as dates of service and discharge status, which support your VA eligibility 

Your lender may ask for additional documents depending on your financial situation. Clear communication and timely responses can help prevent delays.

Applying for a VA loan follows a familiar mortgage path, with a few VA-specific steps along the way.  

1. Get your COE 

Confirm your eligibility early so there’s no delay once you find a home.

2. Review your financial picture 

Take time to understand your credit profile, income and existing obligations. This can help you identify any areas to strengthen before applying. 

3. Choose a VA-approved lender

Not all lenders offer VA loans, so it’s important to work with one that does. Look for VA home loan options and experience working with eligible service members and veterans.

4. Get pre-qualified or pre-approved 

This step helps you understand how much home you may be able to afford and shows sellers you’re a serious buyer. Using programs like Citi SureStart® Pre-Approval can simply the process.

5. Submit your application and documents

Once you’re under contract, you’ll provide your full application and supporting paperwork. 

6. Complete the VA appraisal and underwriting 

The appraisal confirms the home meets VA standards. Underwriting reviews the loan details to ensure they align with VA loan guidelines and lender requirements. 

7. Close on your home

If everything checks out, you’ll move to closing, often without private mortgage insurance and potentially without a down payment.

Working with a VA-approved lender can provide guidance tailored to your service history and financial goals. With the right preparation, a VA home loan can be a powerful tool for turning military service into a place to call home.