Step 1: Confirm Your Eligibility and Obtain Your COE
The Certificate of Eligibility (COE) is the official document from the VA that confirms you have earned the home loan benefit. You need this before you can proceed with a VA-backed mortgage.
You can request your COE through the VA's eBenefits portal, your lender (most VA-specialist lenders can pull it directly and quickly), or by mail using VA Form 26-1880. We strongly recommend working with a lender who can pull your COE electronically. It saves time and avoids paperwork delays at the start of your search.
Step 2: Get Pre-Approved by a VA-Specialist Lender
Pre-approval with a VA lender is different from a generic pre-qualification. A true pre-approval means the lender has reviewed your income, credit, assets, and COE, and issued a letter confirming the loan amount you qualify for. In a competitive market like Greater Philadelphia, a strong pre-approval letter is essential.
Our preferred VA lenders issue pre-approvals that sellers and listing agents recognize as credible, not letters that hedge with "subject to further review."
Step 3: Work With an Agent Who Understands VA Offers
Not every real estate agent knows how to represent a VA buyer effectively. Common mistakes include failing to explain VA offers to listing agents and sellers, not knowing which closing costs the veteran cannot legally pay, missing inspection and appraisal timeline requirements, and choosing properties that are unlikely to pass VA appraisal.
When you work with the Shaina McAndrews Team, you get an agent who has navigated VA transactions successfully and knows how to present your offer in the strongest possible light.
Step 4: Understanding the VA Appraisal
The VA appraisal is not just a valuation. It is also an inspection for Minimum Property Requirements (MPRs). The VA wants to ensure the home is safe, structurally sound, and sanitary.
Common things that can affect VA appraisals include peeling paint (especially in older homes), roof condition, exposed electrical wiring, non-functional utilities, and missing handrails or other safety features. We preview properties with VA appraisal requirements in mind and advise you before you make an offer. If a property has flags, we will tell you upfront.
Step 5: Non-Allowable Fees and Who Pays What
The VA limits which closing costs a veteran buyer can pay. Some fees that are standard in conventional transactions are not permitted under VA guidelines. Our team and our preferred VA lenders coordinate on this from the start so there are no surprises at the closing table.
Step 6: The VA Funding Fee
Most veterans pay a one-time VA funding fee at closing. Veterans with a service-connected disability rating of 10% or higher are exempt from this fee entirely. Current rates (as of 2025): first use with no down payment is 2.15% of the loan amount; subsequent use with no down payment is 3.3%; a down payment of 5% or more reduces the fee. The funding fee can be rolled into the loan amount rather than paid upfront.
Step 7: Closing on Your VA Loan
VA loan closings in Pennsylvania typically take 30 to 45 days from contract to closing. With a strong lender and a clean purchase agreement, that timeline is very achievable. We stay in close contact with your lender and the title company throughout the process to make sure nothing slips.
Ready to start the VA home loan process in the Greater Philadelphia area? The Shaina McAndrews Team will connect you with a trusted VA lender and walk with you every step of the way. Schedule your free veteran consultation at montcoliving.com. You earned this. Let us help you use it.
