Can I use a VA loan if active duty keeps me from moving in?

What is the VA occupancy rule?

Under 38 U.S.C. 3704, you certify when you apply and again at closing that you intend to live in the home. You need to actually move in, or plan to move in within a reasonable time after closing. Your lender will tell you what timing it expects. A VA loan is for a home, not a rental, though it can cover a 2 to 4 unit property if you live in one unit. See the VA loan guide.

What if active duty keeps me away?

If your active-duty status is the reason you can't live there, the occupancy rule can be met if:

• Your spouse lives in, or intends to live in, the home and makes the certification, or
• Your dependent child lives in, or will live in, the home, and your attorney-in-fact or the child's legal guardian makes the certification.

Your lender will ask for papers that show your duty status, such as orders.

Can someone sign the closing papers for me?

Often, yes, with a power of attorney the lender and title company approve ahead of time. Many servicemembers set one up before a deployment. See using a power of attorney at closing and closing remotely.

What if I move away later?

The occupancy rule is about when you buy. If you later get new orders, many owners keep the home and rent it out. See how long you need to live in a home before renting it. New Hampshire towns also offer property tax credits to eligible veterans; see NH veterans' tax credit changes.