VA loans for situations that don't fit the usual box.

Adding a co borrower

Your spouse: a veteran and spouse can buy together with the full VA benefit, and both incomes can count.** Two veterans:** two eligible veterans can buy together and combine their entitlement.** A non veteran who isn't your spouse:** this is called a joint loan. VA only guarantees the veteran's share, so a down payment is usually needed on the non veteran's portion. Fewer lenders offer joint loans.

VA doesn't use non occupant co borrowers the way FHA does. If a parent wants to co sign without living there, FHA or conventional may fit better. See FHA special situations.

Surviving spouses

Surviving spouses of veterans who died in service or from a service connected disability may be eligible for VA loans, and those receiving Dependency and Indemnity Compensation are exempt from the funding fee. Remarriage can affect eligibility, with exceptions for remarriage after a certain age. Florida's veteran property tax exemptions can also carry over to an unremarried surviving spouse.

Buying while deployed or stationed away

You can buy with VA while deployed or on orders, as long as you intend to live in the home when you can. A spouse living in the home generally satisfies the occupancy requirement. Power of attorney can let a spouse or trusted person sign for you.

Guard and Reserve

National Guard and Reserve members can qualify through years of service or qualifying active duty time. The rules depend on your service history, and your Certificate of Eligibility settles it.

Discharge status

An honorable discharge is the clear path. With some other discharges, VA reviews your character of service to decide eligibility. If you're unsure, apply for a COE and let VA make the determination rather than assuming you're ineligible.

After bankruptcy, foreclosure or a short sale

Waiting periods are generally shorter than conventional loans. If a past VA loan ended in foreclosure, part of your entitlement may be tied up, but you may still have enough remaining to buy. See VA loan denied? and entitlement.

Divorce

Divorce raises VA specific questions about who keeps the home and what happens to the veteran's entitlement. See VA loans and divorce.

Buying from overseas

Staff Sergeant Lee was stationed in Germany with orders back to Florida in eight months. His wife and kids were moving ahead of him.

They bought a home near Orlando with his VA benefit. His wife moved in right away, which satisfied occupancy, and she signed at closing using his power of attorney.