VA-backed home loans can help eligible veterans, active-duty service members, qualifying National Guard and Reserve members, and eligible surviving spouses purchase a primary residence with little or no down payment and no monthly private mortgage insurance. Q Home Loans supports military families near Fairchild Air Force Base and across the Pacific Northwest with clear guidance on Certificates of Eligibility, appraisal timing, and purchase options. Chad Thomas, Regional Manager, is Q Home Loans' VA lending lead for Spokane-area military households and helps borrowers plan around PCS timelines and the steps required for a VA-backed purchase.
A VA-backed loan is an earned benefit that may support homeownership for eligible service members, veterans, and surviving spouses.
Eligible borrowers may be able to purchase with $0 down when the sales price does not exceed the appraised value.
Historically, VA loan rates have often compared favorably with conventional and FHA options for similar borrower profiles.
Your VA home loan benefit may be used again after entitlement is restored, and some borrowers may have remaining entitlement for another primary residence.
The VA provides support options for borrowers facing financial hardship through its home loan program.
Borrowers with full entitlement do not have a VA loan limit, subject to lender approval, affordability, and the property appraisal.
The VA funding fee is a one-time charge that helps sustain the VA home loan program. It may be financed into the loan amount.
| Down Payment | First Use | Subsequent Use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% – 9.99% | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
| Type | First Use | Subsequent Use |
|---|---|---|
| Cash-Out Refinance | 2.15% | 3.3% |
| IRRRL (Streamline) | 0.5% | 0.5% |
Funding-fee exemptions: Veterans receiving VA disability compensation, Purple Heart recipients serving on active duty, and surviving spouses receiving DIC may be exempt from the funding fee.
Borrowers with full entitlement do not have a VA loan limit. The lender still reviews credit, income, debts, assets, and the property appraisal to determine the loan amount.
For borrowers with remaining entitlement, the calculation uses the current Federal Housing Finance Agency one-unit conforming loan limit for the property's county and the entitlement shown on the Certificate of Eligibility. County values change annually, so Q Home Loans will review the current limit and the borrower's entitlement before writing an offer.
[Read the VA's official entitlement and loan-limit guidance](https://www.va.gov/housing-assistance/home-loans/loan-limits/).
Get answers to common questions about VA Loans.
Active-duty service members, veterans, National Guard and Reserve members with qualifying service, and eligible surviving spouses may qualify. Q Home Loans can help you request or review your Certificate of Eligibility.
Borrowers with full entitlement do not have a VA loan limit, subject to lender approval, affordability, and the appraised value of the property. Borrowers with remaining entitlement need a current county-specific calculation based on their Certificate of Eligibility and the current FHFA one-unit conforming loan limit.
Most VA loans include a one-time funding fee that may be financed into the loan. The amount depends on the loan type, down payment, and prior VA-loan use. Some borrowers, including many veterans receiving VA disability compensation, may be exempt.
Yes. VA entitlement may be restored after a prior VA loan is paid off or assumed by an eligible borrower, and some borrowers may have remaining entitlement for another primary residence. A licensed loan officer can review your Certificate of Eligibility and options.
VA purchase timing depends on the property, appraisal, borrower documentation, and underwriting conditions. Many VA purchases close in about 30 to 45 days. Chad Thomas, Q Home Loans' VA lending lead for Spokane-area military households, can help plan the steps around a PCS timeline.
VA-backed purchase loans are intended for a primary residence. If you PCS, sell your existing VA-financed home, or have remaining entitlement, you may be able to use the benefit again for a new primary residence.
VA-backed loans may be available for a condo in a VA-approved project or for a qualifying manufactured home that meets VA property requirements. Availability depends on the property, appraisal, and program guidelines.
Q Home Loans offers VA Loans for homebuyers in Washington, Idaho, and the Pacific Northwest.