VA home buying process
The VA home loan process: from COE to closing
A clear step-by-step overview of applying for a VA-backed purchase loan, preparing documents, making an offer, and getting from contract to closing.
Updated October 25, 2026 · General educational information
Buying a home with a VA loan follows many of the same steps as other mortgage purchases, with a few VA-specific details such as confirming benefit eligibility and ordering a VA appraisal. Timing varies with the lender, the property, local requirements, and the transaction. No guide can promise an approval or closing date.
1. Check eligibility and request your COE
Start by reviewing whether your service may qualify for the VA home loan benefit. Request a Certificate of Eligibility (COE) through VA.gov or ask a lender to obtain it. The COE confirms eligibility and shows entitlement information; it is not a mortgage approval. See VA loan eligibility and how to request your COE.
2. Review your budget and compare lenders
Before house hunting, talk with more than one lender about your income, debts, credit, available savings, and realistic monthly budget. Ask for a written preapproval if appropriate and clarify what it does and does not confirm. Compare the interest rate, APR, points, origination charges, expected funding fee, and estimated cash to close. An online rate or preapproval is not a final commitment to lend.
3. Find a home and make an offer
Work with a real estate professional who understands the VA purchase process. The eligible property and occupancy need to fit VA program rules. Your purchase contract should clearly describe the financing terms, deadlines, included items, and how potential appraisal issues are handled. Discuss inspection options and contingencies with your agent and any legal adviser you choose.
4. Complete the VA appraisal—and consider a home inspection
Your lender orders a VA appraisal to estimate market value and assess whether the home meets VA minimum property requirements. An appraisal is not a home inspection and does not guarantee a home has no defects. A separate professional inspection can give you more information about the property’s condition. Learn the difference in our article VA appraisal vs. home inspection.
5. Submit documents and complete underwriting
Provide the lender with requested financial records and respond to follow-up questions. The lender reviews the appraisal, title and closing details, employment and income, debts, assets, and other underwriting requirements. A loan preapproval can change if the review identifies new facts. Avoid taking on new debt or making major financial changes without discussing them with your loan officer.
6. Review costs and prepare to close
Review your Loan Estimate early and your Closing Disclosure before closing. Compare the final loan terms, interest rate, monthly payment, funding fee, other fees, and cash required. The CFPB says lenders generally must provide a Closing Disclosure at least three business days before scheduled closing. Ask the lender promptly about anything you do not understand or anything that differs from your expectations.
7. Sign and complete closing
At closing, review and sign the final documents, complete any required payment using verified instructions, and follow the settlement agent’s directions for receiving the keys. Confirm wire instructions by contacting a known, trusted phone number; do not rely on last-minute changes sent only by email. After closing, keep copies of the signed documents and stay in contact with your servicer about payments and escrow.
Common VA home buying costs
A VA loan may allow no down payment, but buyers can still have closing costs, prepaid taxes and insurance, inspection fees, moving costs, and a funding fee if not exempt. Seller credits may be negotiated, but they are not guaranteed. Review VA down payment rules and VA closing costs.
Homebuyer preparation checklist
- COE or a plan to request one, plus the service documents VA asks for your category.
- Income, employment, asset, and debt records requested by your lender.
- A written monthly budget that includes taxes, insurance, utilities, maintenance, and likely cash due at closing.
- Questions for your agent about inspection timing, contract deadlines, and how appraisal issues are handled.
- A plan to confirm any wire instructions by calling a known, trusted number—not by replying to an unexpected email.