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What is the VA Loan Assumability? Benefits and Process

the Benefits & Process of VA Loan Assumability:

VA loans, guaranteed by the U.S. Department of Veterans Affairs, offer various benefits to eligible service members, veterans, and surviving spouses. Among these advantages is the option for loan assumability. This unique feature allows a new buyer to take over the existing terms of a VA loan from the original borrower, bypassing the need to secure a new loan at potentially higher interest rates. Assumability can be an attractive selling point, making a home more appealing to a broader range of buyers, especially in a rising interest rate environment.

VA Loan Assumability Process

Assuming a VA loan involves several steps and eligibility criteria that both sellers and potential assumers must understand.

  • Eligibility Criteria: VA loan assumability is open to military and non-military buyers. However, certain conditions must be met. For instance, the new borrower must agree to use the house as their primary residence. Investment properties or vacation homes are not eligible under this program.
  • Financial Requirements: The financial standing of the person wishing to assume the loan is critically assessed. Lenders typically look for a minimum credit score (often around 620) and a reasonable debt-to-income ratio. However, the specifics of these criteria can differ greatly between lenders, underscoring the importance for borrowers looking to assume loans to compare options.
  • Fees Involved: Assumers are generally required to pay a VA funding fee of 0.5% of the loan balance. This fee contributes to the cost of the loan assumption process and supports the sustainability of the VA loan program. Additionally, processing fees of up to $300 plus the price of a credit report may be incurred. State laws may cap these fees even lower, so it’s essential to understand the specific costs associated with the assumption in your area.

A VA loan can offer significant advantages, such as lower interest rates and savings on closing costs. However, the process involves navigating financial requirements and understanding the fees involved. Prospective buyers and sellers should thoroughly research and consult with a VA-approved lender to clearly understand the process and requirements.

Advantages of Assuming a VA Loan

The assumability of a VA loan presents several significant advantages for both buyers and sellers, making it a noteworthy feature of the VA loan program.

For Buyers:

  1. Savings on Closing Costs and Appraisal Fees: One of the most compelling benefits for buyers is the potential to save thousands of dollars on closing costs and appraisal fees. Since the loan is being assumed rather than originated anew, many of the typical costs associated with initiating a mortgage can be avoided.
  2. Inheriting Lower Interest Rates: Assumers benefit from taking over a loan with an interest rate that may be lower than current market rates. This can result in considerable savings over the life of the loan, making assumable VA loans particularly attractive in rising interest rate environments.
  3. No Military Service Requirement: Unlike the initial eligibility criteria for obtaining a VA loan, assumers do not need to be veterans, active military members, or related to one. This opens the door for a broader range of buyers to benefit from the advantageous terms of a VA loan.

For Sellers:

  1. Increased Property Appeal: Offering an assumable loan can make a property attractive to potential buyers. In a competitive market, the ability to assume a VA loan with favorable terms can be a significant selling point.
  2. Entitlement Recovery for Veterans: Veterans who sell their homes and have their VA loan assumed can recover their VA loan entitlement. This recovery is crucial as it enables veterans to use their VA loan benefits for future purchases. However, this typically requires the assumer to be a veteran who substitutes their entitlement for the seller’s.

Considerations and Risks

While the assumability of a VA loan offers several benefits, there are important considerations and risks for both buyers and sellers.

  1. Equity Consideration for Buyers: Buyers must be prepared to cover the difference between the loan balance and the home’s purchase price. This often requires a significant amount of cash upfront or the arrangement of secondary financing.
  2. Impact on Seller’s VA Loan Entitlement: A key consideration for sellers, particularly veterans, is how allowing their loan to be assumed affects their VA loan entitlement. If a non-veteran assumes the loan, the seller’s entitlement may remain tied up in the home until the loan is fully repaid, potentially affecting their ability to use VA loan benefits in the future.
  3. Seller Liability: Sellers should be aware of the potential for liability if the buyer defaults on the loan. If the loan assumption process does not include a release of liability, the original borrower (seller) could be financially responsible for any default or foreclosure, impacting their credit and financial standing.

Both buyers and sellers must thoroughly understand the process, benefits, and potential drawbacks of VA loan assumability. Consulting with a VA-approved lender and carefully considering all aspects can help ensure that the decision to pursue a VA loan assumption is well-informed and beneficial for all parties involved.

Finding Assumable VA Loans

Discovering homes with assumable VA loans requires a bit of research and strategy. The process can be simplified with the right resources and a clear understanding of where to look.

  1. Utilize Real Estate Agents: A knowledgeable real estate agent can be invaluable in your search for assumable VA loans. Agents with experience in VA transactions will likely have insights into properties on the market that come with this option. They can filter listings or use the Multiple Listing Service (MLS) to identify homes where sellers will assume their VA loans.
  2. Specialized Websites: There are websites dedicated to listing homes with assumable mortgages, including VA loans. Platforms like Zumption.com and TakeList.com can be excellent resources for finding properties where the sellers are open to assumption agreements. These sites cater specifically to buyers interested in assuming loans, streamlining the search process.
  3. Military-Related Websites: Websites that cater to military families or are focused on VA benefits may also have listings or resources for finding assumable VA loans. These platforms can connect military members with housing solutions that recognize the unique benefits of VA loans, including assumability.
  4. Networking with Military Relocation Professionals: Connecting with professionals specializing in military relocations can also lead to potential assumable VA loan opportunities. These experts often have a network of contacts and may know of sellers interested in letting a buyer assume their VA loan.

Special Considerations and Exceptions

When navigating the VA loan assumption process, there are specific scenarios and considerations that both buyers and sellers should be aware of. These can influence the feasibility and desirability of an assumption.

  1. Exceptions to VA Approval: Certain situations, such as assumptions by a relative upon the borrower’s death or in the case of divorce where the spouse becomes the sole owner, do not require VA approval. It’s important to understand these exceptions to ensure a smooth assumption process.
  2. Lender’s Role and Approval: The lender’s approval is essential for loan assumptions, especially for loans closed after March 1, 1988. Sellers should consult with VA-approved lenders to understand the requirements and process for obtaining approval for the assumption. The lender’s participation is crucial in ensuring that all legal and financial aspects of the assumption are correctly handled.
  3. Considerations for Divorce Situations: In divorce cases, the laws allow for the assumption of a VA loan by a spouse, with the possibility for the veteran to seek a release of liability. This ensures veterans can protect their credit and potentially regain eligibility for future VA loans. It’s a complex scenario that requires careful consideration and consultation with legal and financial advisors.
  4. Impact on Credit and Entitlement: Both buyers and sellers must understand how an assumption affects their credit and VA loan entitlement. For sellers, ensuring that the buyer is creditworthy and securing a release of liability can protect their financial interests. Buyers need to be aware of their responsibilities, including the potential impact on their credit if they fail to make timely payments.

By being aware of these special considerations and exceptions, both parties can better navigate the complexities of VA loan assumption. It’s advisable to consult with professionals experienced in VA loans to ensure that all process aspects are understood and appropriately managed.


Navigating the VA loan assumability process offers a strategic advantage for both buyers and sellers, encapsulating the complexities and opportunities inherent in the real estate market. For sellers, it enhances property appeal and facilitates a quicker sale, while buyers can inherit favorable loan terms, saving on closing costs and securing lower interest rates. However, the process demands a thorough understanding of financial implications, eligibility criteria, and the significant roles of lenders and legal regulations. Success in assuming a VA loan involves meticulous preparation, awareness of potential challenges, and engaging with professionals for guidance. By strategically approaching VA loan assumability, all parties can achieve mutually beneficial outcomes, reinforcing the value of this unique feature within the VA loan program.


Reed Letson

Reed Letson

Reed offers two decades of expertise as a mortgage broker, focusing on veterans and first-time home buyers. With a strong grasp of real estate and mortgage markets, he empowers clients with practical insights. Reed's passion is guiding clients to build wealth through real estate investments and financing solutions.

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