How many times can you use a VA loan?
As many times as you like. The VA home loan benefit isn't a one-time use, and there's no lifetime cap on how many homes you can buy with it. Many veterans use it for their first home, again after a move or a PCS, and again later in life.
What limits you isn't a count. It's how much entitlement you have available when you buy, and whether the new home will be your primary residence.
How using your VA loan again works
Your VA loan benefit is measured in entitlement: the amount VA guarantees to your lender. Each VA loan "uses" some of it. How you use the benefit again depends on what happened to your last VA loan:
You sold the home and paid off the loan
→ Full entitlement restored
Once the old VA loan is paid in full and the home is sold, your entitlement can be restored in full. You can buy again with no down payment and no VA loan limit, just like the first time.
You still have your VA loan and want to buy again
→ Use your remaining entitlement
If you're moving and want to keep your current home, for example as a rental, you can often buy the next home with the entitlement you haven't used yet. That means two VA loans at the same time. Depending on the price, you may need a down payment.
You paid off the VA loan but kept the home
→ One-time restoration
If the VA loan is paid in full but you still own the home, you can ask VA to restore your entitlement once. After that, you generally need to sell the property before you can restore again.
Another veteran assumed your VA loan
→ Restored through substitution
If an eligible veteran buyer assumes your loan and substitutes their own entitlement, yours can be restored. If the buyer doesn't substitute entitlement, yours stays tied to that loan until it's paid off.
How soon can you use your VA loan again?
There's no VA waiting period. You don't have to own your current home for a set amount of time before buying the next one. What VA does require:
- The new home must be your primary residence. You certify that you plan to move in within a reasonable time, generally 60 days. If you're deployed, a spouse can meet the occupancy requirement.
- You need enough entitlement, either restored or remaining, for the loan you want.
- You have to qualify. If you're keeping your current home, the lender counts both mortgage payments. Rental income from the old home may help, depending on the lender's guidelines.
A VA loan can't be used to buy a vacation home or a pure investment property. You can keep a previous home as a rental, or buy a 2- to 4-unit property and live in one unit.
Can you have two VA loans at the same time?
Often, yes. If your first VA loan is still open, part of your entitlement stays tied to it. What's left is your remaining entitlement, and you can use it toward a new primary residence while you keep the first home.
How far your remaining entitlement goes depends on your county's loan limit and how much your first loan uses. On a higher-priced home you may need a down payment. Your Certificate of Eligibility shows how much entitlement you've used, and a VA lender can run the exact numbers for your county.
The funding fee after first use
The VA funding fee is higher the second time only if you put less than 5% down:
| Down payment | First use | After first use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% or more | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
Purchase loans. Source: VA.gov funding fee chart.
Veterans receiving VA compensation for a service-connected disability, Purple Heart recipients on active duty, and surviving spouses receiving DIC don't pay the funding fee at all, first use or not.
What can keep your entitlement tied up
- An assumption without substitution. If someone assumes your VA loan and doesn't substitute their own entitlement, yours stays with that loan until it's paid off.
- A foreclosure or short sale on a VA loan. If VA paid a claim to the lender, that entitlement generally isn't available again until VA is repaid. You may still have remaining entitlement to use.
- A one-time restoration you've already used. Once you've used it, you generally need to sell the property before restoring again.
How to restore your entitlement
- 1
Sell the home and pay off the VA loan or have an eligible veteran assume it and substitute their entitlement. Skip this step for a one-time restoration.
- 2
Request restoration. Your lender can usually handle it when they order your Certificate of Eligibility. You can also apply yourself with VA Form 26-1880 or online at VA.gov.
- 3
Provide proof of payoff such as the closing statement from the sale or a paid-in-full letter from your servicer.
- 4
Check your new COE to confirm the restored entitlement before you make an offer.
More on the COE: VA.gov: How to request a COE
Planning to keep your current home and buy again? Book a free call to work through your entitlement and what you'd qualify for.
Book a call →Frequently asked questions
Can I use my VA loan twice? +
Yes. There is no limit on how many times you can use your VA home loan benefit. You can use it again after selling and paying off a previous VA loan, and in many cases you can buy again while keeping your current VA loan by using your remaining entitlement.
How soon can I use my VA loan again? +
There is no VA waiting period. What matters is that you plan to live in the new home as your primary residence, and that you have enough entitlement and qualify for the payments. If you're keeping your current home, you'll need to qualify with both mortgages.
How many times can you use a VA loan? +
There is no limit. You can use your VA home loan benefit as many times as you like, as long as you have enough entitlement available and the home will be your primary residence.
Is the VA funding fee higher the second time? +
It can be. With less than 5% down, the funding fee is 2.15% the first time and 3.3% after first use. With 5% or more down, the fee is the same either way. Veterans receiving VA disability compensation and certain other borrowers are exempt.
Can I use my VA loan to buy a rental property? +
Not as a pure investment property. The home you buy must be your primary residence. But you can buy a 2- to 4-unit property and live in one unit, or keep a previous VA-financed home as a rental and buy your next home with your remaining entitlement.
How do I restore my VA loan entitlement? +
Your lender can usually request restoration when they order your Certificate of Eligibility. You can also apply yourself with VA Form 26-1880 or online at VA.gov. You'll typically need proof the old loan was paid off, such as the closing statement from the sale.
Related: Myth: "You can only use your VA loan once" · How often VA loans are denied