Mortgage Help for Veterans: 5 Programs You Need

You served your country. Now special mortgage programs and grants can help you buy, refinance, or keep your home. Service members, veterans, and surviving spouses have access to valuable resources that most civilians don’t.

Both federal and state programs exist to support your homeownership goals. The Department of Veterans Affairs provides free assistance and counseling when mortgage payments become challenging.

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Don't wait until foreclosure threatens your home. Our partner Cambridge Credit Counseling creates custom payment plans that work with your VA benefits and income. Get free counseling today.

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You deserve to know about these five critical programs:

VA home loans: Flexible, low-cost loans backed by the VA
VA foreclosure avoidance help: Free counseling to keep your home
VA interest reduction refinancing: Lower your existing VA loan rate
Grants for disabled veterans: Make your home accessible
State-based housing programs: Additional down payment and purchasing help

VA Home Loans

VA home loans rank among the most valuable military benefits available. The U.S. Department of Veterans Affairs backs these loans for service members, veterans, and eligible surviving spouses.

You gain substantial advantages with VA loans:

No down payment required
No private mortgage insurance (PMI) needed, saving hundreds monthly
Competitive interest rates that save thousands over your loan term
Available even with lower credit scores

Federal government guarantees make VA loans less risky for private lenders. You qualify for better terms as a result.

How Long Do VA Loan Benefits Last?

Your VA loan benefits last a lifetime. You can use them multiple times throughout your life. Some situations even allow two simultaneous VA loans.

Previous bankruptcy or foreclosure on a VA loan doesn’t eliminate future eligibility. Most lenders require a two-year waiting period before approving another VA loan. Other loan types typically impose longer waiting periods.

Is a VA Loan Ever a Bad Idea?

VA loans help most eligible buyers tremendously. Some choose conventional loans instead when they have strong credit and can put down 20% or more. Conventional loans avoid the VA funding fee added to most VA loans.

Weigh your options carefully based on your financial situation.

VA Help To Avoid Foreclosure

Veterans and surviving spouses qualify for VA assistance regardless of loan type. Your mortgage doesn’t need to be a VA loan.

Homeowners struggling with payments or facing foreclosure receive free financial counseling from the VA. Our partner Cambridge Credit Counseling can also help you explore payment plan options.

VA loan holders work directly with VA loan technicians. These specialists help you understand options, communicate with lenders, and provide free counseling.

Contact a technician two ways:

Call 877-827-3702 (TTY: 711) Monday through Friday, 8:00 a.m. to 6:00 p.m. ET
Send an online message through the VA’s Loan Guaranty support portal after signing in

Interest Rate Reduction Refinance Loans (IRRRLs)

Current VA home loan holders can lower interest rates through IRRRLs. People call this a VA streamline refinance because it requires less paperwork and processes faster.

Most borrowers use IRRRLs to move from high rates to lower ones. Even small rate drops save thousands over your loan’s life. Adjustable-rate VA loan holders switch to fixed rates for predictable monthly payments.

IRRRLs typically skip home appraisals and income verification. Second mortgage holders need to agree to keep the VA loan as primary mortgage.

Disabled Veteran Housing Assistance Programs

The VA provides grants for disabled veterans to build or modify homes. Service-related disabilities qualify you for four VA programs:

Specially Adapted Housing (SAH)
Special Home Adaptation (SHA)
Temporary Residence Adaptation (TRA)
Home Improvements and Structural Alterations (HISA)

You don’t need to spend your full grant amount immediately. SAH, SHA, and TRA grants allow up to six uses during your lifetime. HISA grants cover multiple projects up to the total award amount.

Specially Adapted Housing (SAH) and Special Home Adaptation (SHA) Grants

SAH and SHA grants fund permanent home modifications like ramps and wider doorways. These grants apply to homes you plan to occupy long-term.

SAH grants require you to own the home. SHA grants work when family members own the property.

Current maximum awards reach $121,812 for SAH grants and $24,405 for SHA grants.

Temporary Residence Adaptation (TRA) Grant

Family member homes qualify for TRA grants when you’re living there temporarily. TRA allows the same modifications as SAH and SHA grants.

You must meet SHA or SAH criteria first. Your eligibility determines the award:

SAH qualification provides up to $49,062 through TRA
SHA qualification provides up to $8,760 through TRA

Home Improvements and Structural Alterations (HISA) Grant

HISA grants fund home modifications with fewer disability restrictions. Service-connected disabilities qualify you for up to $6,800. Non-service-related disabilities may still qualify you for $2,000.

State-Run Mortgage Programs for Veterans

Many states offer mortgage assistance and home loan programs separate from federal VA loans. These benefits include lending options, tax credits, and closing cost assistance.

Delaware lets veterans use first-time homebuyer tax credits regardless of prior homeownership. Texas Veterans Land Board offers eligible veterans up to $150,000 for land purchases.

Search for local programs in your city or state. Your state’s veterans benefits website connects you with lenders experienced in VA loans. Our partner Cambridge Credit Counseling can also guide you through available state programs and payment plan options.

Frequently Asked Questions

What is a VA home loan and who qualifies?

A VA home loan is a mortgage backed by the Department of Veterans Affairs for service members, veterans, and eligible surviving spouses. You get no down payment requirement, no PMI, competitive interest rates, and availability even with lower credit scores. The federal government guarantee makes these loans less risky for lenders.

How do I get VA help if I'm behind on mortgage payments?

Call 877-827-3702 Monday through Friday, 8:00 a.m. to 6:00 p.m. ET to speak with a VA loan technician. You can also send a message through the VA's Loan Guaranty support portal online. The VA provides free financial counseling whether you have a VA loan or not.

Can I use my VA loan benefit more than once?

Yes, VA loan benefits last your entire lifetime and you can use them multiple times. Some situations even allow two VA loans at the same time. Previous bankruptcy or foreclosure doesn't eliminate future eligibility, though most lenders require a two-year waiting period.

What grants are available for disabled veterans to modify homes?

Four VA programs help disabled veterans: Specially Adapted Housing (SAH) up to $121,812, Special Home Adaptation (SHA) up to $24,405, Temporary Residence Adaptation (TRA) up to $49,062, and Home Improvements and Structural Alterations (HISA) up to $6,800 for service-connected disabilities.

How does VA refinancing work with an IRRRL?

Interest Rate Reduction Refinance Loans (IRRRLs) let you refinance existing VA loans with less paperwork and faster processing. Most cases don't require home appraisals or income verification. You can switch from adjustable rates to fixed rates or simply lower your interest rate to save thousands.

5 Mortgage Assistance Programs Every Veteran Should Know About