A permanent-change-of-station move can make a home purchase feel like one more moving part in an already busy timeline. If Fairchild Air Force Base is bringing you to Spokane, a VA-backed home loan may be an important option to explore early.
Chad Thomas, Regional Manager and Q Home Loans' VA lending lead for Spokane-area military households, helps buyers map the financing steps around their reporting date, property search, and closing timeline.
This guide is educational only. Eligibility, approval, loan terms, and timing depend on the borrower, property, lender requirements, and VA guidelines.
Start with your Certificate of Eligibility
Your Certificate of Eligibility (COE) shows a lender how much VA entitlement is available. You may be able to request it through the VA, and a lender can often help retrieve or review it during pre-approval.
A COE does not by itself approve a mortgage. The lender will still review income, debts, credit, assets, occupancy plans, and the property appraisal. Reviewing it early helps identify whether you have full entitlement, remaining entitlement, or a prior VA loan that needs attention before you write an offer.
Build a timeline around the PCS move
A useful starting point is to separate your move into three tracks:
- Pre-approval: Gather current income and asset documentation, confirm your COE, and discuss projected occupancy and move timing.
- Home search: Consider commute time to Fairchild, desired neighborhoods, school needs, and the condition of the homes you are considering.
- Contract-to-close: Once you are under contract, the appraisal, title work, insurance, underwriting conditions, and final walk-through all need time.
Many VA purchases close in roughly 30 to 45 days, but a specific closing date is never guaranteed. Property condition, appraisal availability, borrower documentation, title issues, and seller timing can all affect the schedule.
Full entitlement and VA loan limits
Borrowers with full entitlement do not have a VA loan limit. The lender still determines what can be approved based on affordability, credit, assets, the property appraisal, and program requirements.
If you have remaining entitlement, the calculation uses your COE and the current Federal Housing Finance Agency one-unit conforming loan limit for the property's county. Because county values can change each year, have your loan officer review the current calculation before you make an offer.
Choose a property with the appraisal in mind
A VA appraisal establishes value for the loan and reviews whether the property appears to meet VA minimum property requirements. It is not a whole-home inspection, and buyers should still decide whether to order an independent inspection.
In Spokane, homes with deferred maintenance, unusual site conditions, private wells or septic systems, or incomplete repairs can require additional review. Looking at these issues before an offer is written may help prevent surprises later.
Use your pre-approval as a planning tool
A pre-approval is more helpful when it reflects the full cost of ownership. Ask your loan officer to review estimated principal, interest, taxes, homeowners insurance, possible HOA dues, and the VA funding fee. A payment estimate should be revisited whenever the sales price, rate, or selected property changes.
Explore VA home-loan options or start a conversation with Chad Thomas about your Fairchild PCS timeline. You can also use the mortgage calculator to compare payment scenarios.