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What’s Allowed: The Truth About Closing Costs For VA Loans

The Limit on Closing Costs for VA Loans:

When navigating the home buying journey, understanding the nuances of closing costs is a pivotal aspect of financial planning. Closing costs encompass a variety of fees and expenses due at the culmination of a real estate transaction, directly impacting the overall affordability of purchasing a home. 

VA loans offer distinctive benefits for veterans and active service members, including specific closing costs regulations. Grasping the limits on these costs is essential, as it ensures compliance with VA guidelines and maximizes the financial advantages available to eligible buyers. 

This understanding underscores the importance of thorough preparation and informed decision-making in securing a home loan that honors the service of military members with favorable terms.

Understanding Closing Costs

Closing costs are the compilation of several charges associated with finalizing a mortgage, traditionally paid at the closing of a real estate deal. These costs can include appraisal fees, which assess the home’s value; title insurance, ensuring the property is free of liens; and origination fees, charged by the lender to process the new loan. Additionally, buyers might encounter charges for credit reports, attorney services, and home inspections.

The total closing costs can vary significantly, influenced by factors such as the property’s location, the type of loan, and the lender’s policies. For instance, local government fees or transfer taxes can substantially affect the total expenses in some regions. 

Similarly, the nature of the loan product, whether VA, FHA, conventional, or other types, dictates specific allowable charges that lenders can pass on to the borrower. Lenders differ in their fee structures; some may offer lower origination fees but higher processing charges, making it crucial for buyers to conduct comprehensive comparisons.

Understanding these costs and their variability is vital for anyone entering the home-buying process. For VA loans, particularly, knowing what fees are limited and how they can be negotiated or waived can significantly affect the affordability and attractiveness of the loan. This knowledge empowers veterans and service members to take full advantage of the benefits they are entitled to, ensuring a smoother and more cost-effective home buying experience.

VA Loan Specifics

VA loans are a powerful benefit of military service, offering eligible veterans and service members the opportunity to buy a home with significant advantages. The U.S. Department of Veterans Affairs backs these loans. They are designed to facilitate homeownership by offering no down payment requirements, no private mortgage insurance (PMI), and competitive interest rates. The intent is to honor those who have served by making it easier and more affordable for them to own a home.

Regarding closing costs, the VA has specific guidelines that protect borrowers from excessive fees, ensuring the home buying process remains affordable. The VA permits particular fees to be paid by the buyer, such as appraisal and recording fees, credit report fees, and title insurance. 

However, it restricts lenders from charging some of the more costly fees often seen in other types of loans. For instance, it caps the origination fee lenders can assign to a maximum of 1% of the loan amount. This cap is in place to ensure that veterans are appropriately charged.

Limits on Closing Costs for VA Loans

The VA sets clear limits on the closing costs that can be charged to veterans, aiming to keep homeownership within reach for those who have served. The allowable fees are reasonable and customary for appraisals, title insurance, and recording fees. However, there are non-allowable fees that the VA strictly prohibits lenders from charging the veteran buyer. These include attorney fees (unless for title work), mortgage brokerage fees, and prepayment penalties.

This distinction between allowable and non-allowable fees is crucial for maintaining the affordability of VA loans. By capping specific fees and disallowing others, the VA helps ensure that closing costs do not burden veterans and service members. 

This approach allows for a more equitable home buying process, acknowledging the sacrifices made by military personnel. Buyers are often encouraged to negotiate with sellers to pay some of the allowable fees, further reducing the financial burden on the veteran.

Understanding these specifics is vital for veterans and service members navigating the VA loan process. It highlights the VA’s commitment to providing a tangible benefit that acknowledges the service and sacrifice of military members, offering them a more accessible path to homeownership.

Negotiating Closing Costs

Offer Strategies for Lowering Closing Costs: One effective strategy is for the buyer to negotiate with the seller to cover a portion of the closing costs. This practice, often called seller concessions, can significantly reduce the financial burden on the buyer. In VA loans, sellers can contribute up to 4% of the loan amount towards the buyer’s costs, including closing costs, prepaid fees, and even paying off collections and judgments at closing. Buyers can also ask their lenders to offer lender credits, where a portion of the closing costs is covered in exchange for a slightly higher interest rate.

The Role of the Lender: Lenders play a pivotal role in the closing cost negotiation process. Some lenders may be willing to waive specific fees or reduce their service charges for veterans and service members as a gesture of goodwill or as part of a competitive loan offer. Borrowers must shop around and compare closing costs from different lenders, which can vary significantly. Direct negotiation with the lender about reducing or waiving fees can also reduce overall closing costs, making the loan more affordable.


Understanding and negotiating closing costs is a crucial aspect of securing a VA loan that is both affordable and fair. Veterans and service members are encouraged to take an active role in leveraging their eligibility for VA loans to negotiate better terms and reduce out-of-pocket expenses. Buyers can navigate the complexities of closing costs more effectively by researching, comparing offers, and consulting with knowledgeable lenders or financial advisors. This proactive approach honors their service with the benefits they’ve earned and ensures they are making informed decisions that align with their financial goals and homeownership aspirations. Encouraging a thorough understanding of these processes underscores the importance of advocacy and education in achieving favorable outcomes for those who have served.


Picture of 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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