VA Occupancy Requirements



In general, all loan programs require the buyer to occupy their residence within 60 days of purchase. However, the VA Home Loan Program has some flexibility with these requirements in its efforts to better accommodate Veterans and other Servicemembers.

The Rule on Occupancy

The law requires a veteran obtaining a VA-guaranteed loan to certify that he or she intends to personally occupy the property as his or her home. As of the date of certification, the veteran must either

  • personally live in the property as his or her home, or
  • intend, upon completion of the loan and acquisition of the dwelling, to personally move into the property and use it as his or her home within a reasonable time.

Occupancy by Veteran’s Spouse or Dependent Child

Occupancy (or intent to occupy) by the spouse or dependent child satisfies the occupancy requirement for a veteran who is on active duty and cannot personally occupy the dwelling within a reasonable time.

What is a “Reasonable Time?”

Occupancy within a “reasonable time” means within 60 days after the loan closing. More than 60 days may be considered reasonable if both of the following conditions are met:

  • the veteran certifies that he or she will personally occupy the property as his or her home at a specific date after loan closing, and
  • there is a particular future event that will make it possible for the veteran to personally occupy the property as his or her home on a specific future date.

Occupancy at a date beyond 12 months after loan closing generally cannot be considered reasonable by VA.

Occupancy After Retirement

If the veteran states that he or she will retire within 12 months and wants a loan to purchase a home in the retirement location:

  • Verify the veteran’s eligibility for retirement on the specified date.
    • Include a copy of the veteran’s application for retirement submitted to his or her employer.
  • Carefully consider the applicant’s income after retirement.
    • If retirement income alone is insufficient, obtain firm commitments from an employer that meet the usual stability of income requirements.

Only retirement on a specific date within 12 months qualifies. Retirement “within the next few years” or “in the near future” is not sufficient.

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