VA buyer roadmap

Buying with a VA loan has a few steps other loans don't, like your Certificate of Eligibility and the VA appraisal. Here's the whole path from first call to keys so nothing catches you off guard.

1. 1Day 1

   Talk to a loan officer and confirm eligibility

   Tell us what you're looking for. We request your Certificate of Eligibility, often in minutes, and check whether you're exempt from the funding fee.

2. 2Days 1 to 3

   Get pre-approved

   We review income, credit and assets, run the automated underwriting system and check residual income. You leave with a pre-approval letter and a payment range you're comfortable with.

3. 3Weeks 1 to 6

   Shop with an agent who knows VA offers

   A good buyer's agent writes VA offers that sellers take seriously. We're happy to call the listing agent to explain your approval and timeline.

4. 4Contract

   Make an offer and negotiate

   The seller can pay your normal closing costs and up to 4% in concessions. VA contracts include a clause that protects your earnest money if the appraisal comes in below the price.

5. 5Week 1 after contract

   Appraisal and inspections

   The VA assigns an independent appraiser who checks value and the VA's Minimum Property Requirements. In Florida, Georgia, North Carolina, Tennessee and Texas, a wood-destroying insect report is also required. We recommend a separate home inspection.

6. 6Weeks 1 to 3

   Underwriting

   The underwriter reviews your file and may ask for a few more documents. Quick responses keep you on schedule. You'll get status updates from us along the way.

7. 73 days before closing

   Clear to close and Closing Disclosure

   Once the loan is approved, you receive your Closing Disclosure at least three business days before closing so you can review every number.

8. 8Closing day

   Sign and get your keys

   Sign the final documents, fund the loan and move in. The VA expects you to occupy the home as your primary residence, generally within about 60 days.

What the VA appraiser looks for

The VA's Minimum Property Requirements make sure the home is safe, structurally sound and sanitary. Common items include:

• A roof with reasonable remaining life and no active leaks
• Working heat, safe electrical and plumbing, and a safe water supply
• Safe access to the home and adequate space for living, sleeping, cooking and bathing
• No signs of termite damage or active infestation
• No peeling or chipping paint on homes built before 1978
• A crawl space and attic with adequate ventilation and no standing water

More VA loan guides

• VA home loans overview
• VA loan questions, answered
• VA loan tools and calculators
• VA loans for first-time buyers
• VA loans for active duty
• VA loans for Guard and Reserve
• VA appraisals and property requirements
• VA closing costs and seller concessions
• VA occupancy rules
• VA entitlement and second VA loans
• Assumable VA loans
• VA condos and property types
• VA manual underwriting
• Disabled veteran property tax exemptions
• VA streamline refinance (IRRRL)
• VA cash-out refinance
• VA funding fee exemption
• VA loans for surviving spouses
• VA residual income explained
• VA loans after bankruptcy or foreclosure

VA loans by state: Florida · Georgia · Michigan · North Carolina · Tennessee · Texas

This is not a commitment to lend. All loans are subject to credit approval, underwriting guidelines, property eligibility and program availability. Lender requirements may be stricter than the program guidelines described here. Not all applicants will qualify. Figures reflect 2026 VA guidelines and may change without notice. FLO Mortgage is licensed in Florida, Georgia, Michigan, North Carolina, Tennessee and Texas. Company NMLS #1835856. Equal Housing Opportunity. FLO Mortgage is not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any government agency. Licensing & Disclosures.