The short answer
A VA loan is a mortgage made by a private lender and partially guaranteed by the U.S. Department of Veterans Affairs. Eligible veterans, service members, and certain surviving spouses may be able to buy with no down payment, subject to entitlement, credit, income, and property requirements.
Mortgage guidance with Jennifer Reich · NMLS 162239
The VA home loan guaranty is a benefit with real advantages, including no monthly mortgage insurance. The VA does not lend the money — an approved lender like Fairway does — but the VA guaranty shapes the program's rules.
Understanding your eligibility and entitlement up front makes the process smoother. Jennifer can help you obtain your Certificate of Eligibility and explain how your benefit applies.
Who is eligible for a VA loan?
Eligibility is based on service history and duty status. Veterans, active-duty service members, members of the National Guard and Reserves who meet service requirements, and certain surviving spouses may qualify. Eligibility is confirmed through a Certificate of Eligibility (COE).
A lender can often request your COE electronically. You may also apply through the VA directly.
What is VA entitlement?
Entitlement is the amount the VA will guarantee on your behalf. Borrowers with full entitlement generally are not subject to a VA loan limit for no-down-payment purposes. If you have used part of your entitlement on a previous loan that is not paid off, your remaining entitlement and county loan limits may affect whether a down payment is needed.
VA funding fee and exemptions
Most VA borrowers pay a one-time funding fee, which can usually be financed into the loan. The amount depends on the loan type, down payment, and whether it is first or subsequent use. Some borrowers are exempt — including many veterans receiving VA compensation for a service-connected disability. Your COE generally indicates exemption status.
Occupancy and loan purposes
VA purchase loans are for homes you intend to occupy as your primary residence. VA refinance options may include an Interest Rate Reduction Refinance Loan (IRRRL) for existing VA loans and a cash-out refinance, subject to requirements and availability.
Serving those who served: the American Warrior Initiative
Fairway is also home to the American Warrior Initiative (AWI), a non-profit founded to bridge the civilian-military divide. AWI funds service dogs and their training for military veterans and first responders in need, and Fairway reported in 2024 that the initiative had trained more than 38,000 real estate professionals to serve military homebuyers well.
That training happens through AWI's American Warrior Real Estate Professional boot camps, where agents learn the real differences between VA loans and conventional financing and how to advocate for clients who have served. Jennifer is proud to work under the same Fairway umbrella, and if you are a veteran or active-duty buyer, ask her how your VA benefit and a lender that backs this mission come together on your purchase.
Who may want to explore it
- Eligible veterans and active-duty service members
- Qualifying National Guard and Reserve members
- Certain surviving spouses
- Current VA borrowers exploring a refinance
Documentation & eligibility
- Certificate of Eligibility (Jennifer can help request it)
- DD-214 or statement of service, if needed
- Income and asset documentation
- VA disability award letter, if applicable
Benefits
- Zero down payment may be available to eligible borrowers
- No monthly mortgage insurance
- Funding fee exemptions for many disabled veterans
- VA loans may be assumable by qualified buyers
Tradeoffs
- Funding fee applies unless exempt
- Primary residence requirement for purchases
- VA appraisal includes minimum property requirements
Questions to ask Jennifer
- Can you help me request my Certificate of Eligibility?
- Do I have full or partial entitlement remaining?
- Am I exempt from the funding fee?
- Would an IRRRL make sense for my current VA loan?
VA Loans: common questions
Who is eligible for a VA loan?
Eligibility is based on service history and duty status. Veterans, active-duty service members, members of the National Guard and Reserves who meet service requirements, and certain surviving spouses may qualify. Eligibility is confirmed through a Certificate of Eligibility (COE). A lender can often request your COE electronically. You may also apply through the VA directly.
What is VA entitlement?
Entitlement is the amount the VA will guarantee on your behalf. Borrowers with full entitlement generally are not subject to a VA loan limit for no-down-payment purposes. If you have used part of your entitlement on a previous loan that is not paid off, your remaining entitlement and county loan limits may affect whether a down payment is needed.
VA funding fee and exemptions
Most VA borrowers pay a one-time funding fee, which can usually be financed into the loan. The amount depends on the loan type, down payment, and whether it is first or subsequent use. Some borrowers are exempt — including many veterans receiving VA compensation for a service-connected disability. Your COE generally indicates exemption status.
Utah mortgage guidance
A local conversation. A property-specific plan.
Jennifer serves borrowers in Davis County and Washington County from her Kaysville office. Eligibility depends on your financial profile, the actual property, and the loan program—not simply the city where you buy.
Office: 69 East 200 North, Suite A, Kaysville, UT 84037. Programs and terms are subject to underwriting and may change.