VA Loans
Financing backed by the Department of Veterans Affairs, for eligible service members, veterans, and surviving spouses. For those who qualify it is usually the strongest set of terms available on an owner-occupied purchase — no mortgage insurance, and a down payment requirement that conventional lending cannot match.
Available in California only. Investor and business-purpose lending nationwide. Owner-occupied home loans in California.
At a glance
- Eligibility
- Certificate of Eligibility
- Monthly mortgage insurance
- None
- Occupancy
- Owner-occupied
- Lender panel
- 20+
Who this fits
You are serving, have served, or are an eligible surviving spouse
You have your Certificate of Eligibility, or can obtain one
You are buying or refinancing the home you will live in
You have used a VA loan before and want to know what entitlement you have left
Who this does not fit
You are not VA-eligible. Eligibility is set by service history and the VA decides it, not a lender. FHA or Conventional are the usual alternatives.
You are buying an investment property. VA is for the home you occupy.
The property will not meet VA condition standards without work.
You are buying outside California.
How qualification works
You will need a Certificate of Eligibility establishing your entitlement, alongside standard income documentation, a credit review, and a VA appraisal — which sets both a value and a set of minimum property requirements.
The funding fee
The funding fee is a one-off VA charge that can usually be financed into the loan, and it is waived for veterans receiving compensation for a service-connected disability.
Whether it applies to you is worth establishing at the outset, because it changes the arithmetic.
We are a brokered business and place the file with a VA-approved lender from a panel of 20+.
Frequently Asked Questions
How do I get a Certificate of Eligibility?
The VA issues it. We can point you at the route; the entitlement decision is theirs.
Can I use a VA loan more than once?
Often yes. Entitlement can be restored or partially reused, and what remains available depends on your history. Ask before you assume it is spent.
Is there mortgage insurance?
No monthly mortgage insurance, which is one of the program's clearest advantages. The funding fee takes its place as a one-off charge.
Do I have to live in the property?
Yes. It is an owner-occupancy program.
Can I buy a multi-unit property?
In some circumstances, provided you occupy one of the units. The rules are specific and worth checking against your file.
Does my disability rating affect the funding fee?
Veterans receiving compensation for a service-connected disability are generally exempt. Raise it early — it is a material difference.
What happens next
You are here
VA Loans
Financing backed by the Department of Veterans Affairs.
The underwriting and document load in detail.
If VA is limited or unavailable
The comparison if entitlement is limited or unavailable.
Where a VA loan is not available to you.
Request a Scenario Analysis
Tell us your service history and what you are buying. We will establish whether VA is available to you before anything else.
Nothing on this page or website constitutes an offer of credit, a rate quote, or a commitment to lend. All loans are arranged through third-party lenders and are subject to full application, credit approval, income/asset verification, property appraisal, and underwriting. Terms and availability are subject to change without notice. Loankey.io is a licensed real estate broker; loans are arranged, not made. VA eligibility is determined by the Department of Veterans Affairs. Investor and business-purpose lending nationwide. Owner-occupied home loans in California.