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VA Construction Loan - Build Your Dream Home With VA Benefits

Written by
Garrett Puckett, CEO & Founder, Security America Mortgage
Garrett PuckettCEO & Founder, Security America Mortgage
Jason Noble, COO and VA Loan Specialist, Security America Mortgage
Jason NobleCOO and VA Loan Specialist  |  NMLS #352672

A VA construction loan lets eligible veterans finance building a new home — and the land, if needed — with one loan and one closing. With Security America Mortgage’s VA One-Time Close program, you make no mortgage payments during construction, eligible veterans with full entitlement can finance up to 100% of the lower of total project cost or appraised value, and the build must be completed within 11 months.

Key facts

Credit640+ is the typical benchmark; 620–639 may be considered; 600–619 may request an individual review (manufactured homes: 620 minimum)
FinancingUp to 100% of the lower of total project cost or appraised value, for eligible veterans with full entitlement
Payments during constructionNone — interest during construction is included in the construction budget
Build timeUp to 11 months
ClosingsOne
Eligible homesSite-built, modular, manufactured and barndominium (the appraisal must find comparable sales)
Not eligibleCondos and co-ops, renovations, homes already past the foundation stage
Land you already ownCloses as a refinance; any lot loan is paid off; land equity is not paid out as cash but can lower the VA funding fee
Buying landLand and construction close together in one loan
BuilderMust pass our builder approval review; a VA Builder ID is no longer required (VA Circular 26-25-1)
VA funding feeExempt for veterans receiving VA compensation for a service-connected disability

Start Your VA  Construction Loan Application.

A VA construction loan gives eligible veterans, active-duty service members, and qualifying surviving spouses the ability to build a home from the ground up using their VA loan benefits. Instead of purchasing an existing property, this loan option allows you to finance land, construction, and eventually a permanent mortgage—provided all VA and lender requirements are met.

While VA construction loans offer powerful benefits, they are also one of the most misunderstood VA loan options. They require careful planning, experienced lenders, and qualified builders. When structured correctly, however, a VA construction loan can be one of the most cost-effective ways for a veteran to build a custom home.

What Is A VA Construction Loan?

A VA construction loan is designed to help veterans build their own homes and that’s especially handy when there is a limited supply of homes on the market. Currently the VA construction loan that we offer is only for a 30 year term. However, you can always refinance into a 15 year loan in the future after 6 months of payments as long as there is a net tangible benefit for you. Veterans can use the VA construction loan to construct on land they already own, or you can finance the cost of purchasing land with a construction loan.

The cost of building a home and the land can be financed in a one time close VA construction loan. A VA Construction loan can be a wise way to utilize the rightfully earned VA loan benefit. Building your own home might be better than buying one already built especially if demand is high in the housing market. VA construction loans are available with a 0% down payment and competitive interest rates. The appraised value must be greater than the loan amount needed to get 100% financing.

 

How Does a VA Construction Loan Work?

Understanding how a VA construction loan works from start to finish is critical before moving forward, especially since VA construction financing follows stricter guidelines than traditional home loans.

The process typically begins with land ownership or land purchase. Borrowers may already own land, or the land may be included as part of the construction loan. In either case, the land must be suitable for residential construction and meet VA eligible property requirements.

Next, the borrower must select a qualified builder. The VA requires builders to meet specific licensing, insurance, and experience standards. Builders must submit detailed construction plans, cost breakdowns, and project timelines for review. Builder approval is a mandatory step and often one of the biggest hurdles in the VA construction loan process. Working with VA-approved builders and experienced VA construction loan lenders can significantly reduce delays.

Once the borrower, land, and builder are approved, the loan enters the construction phase. During this period, funds are not released all at once. Instead, money is disbursed through a draw schedule, with inspections completed at various stages to verify progress and compliance with VA construction standards. This draw-based structure protects both the borrower and the lender.

When construction is complete, your loan automatically becomes your permanent VA mortgage, with no second closing. Regular mortgage payments follow the schedule in the closing and conversion documents. At this stage, borrowers benefit from the long-term advantages of a VA loan, including no private mortgage insurance and competitive interest rates.

Unless a VA One-Time Close Construction Loan is used, this process typically requires two separate loan closings—one for construction and another for permanent financing. The one-time close option simplifies the process by combining both phases into a single loan and closing.

VA Construction Loan Eligibility & Credit Requirements

 VA construction loans follow standard VA eligibility rules but are often subject to additional lender overlays due to construction risk.

Borrowers must have valid VA entitlement, confirmed through a Certificate of Eligibility (COE). The property must be used as the borrower’s primary residence, and occupancy is required within a reasonable timeframe after construction is complete.

From a credit and income standpoint, lenders evaluate:

Stable and verifiable income

Acceptable debt-to-income (DTI) ratios

A consistent credit history

While the VA does not publish a minimum credit score, most lenders require higher credit standards for construction loans than for VA purchase loans. Recent credit behavior and income stability often carry more weight than older credit issues.

VA Construction Loan vs VA One-Time Close Construction Loan

While both loan options allow eligible veterans to build a home, the structure, cost, and process are different. Understanding these differences helps borrowers choose the option that best fits their timeline and financial goals.

Feature Two-Close Construction Financing VA One-Time Close Construction Loan
Number of Closings Two separate closings One single closing
Loan Structure Construction loan followed by permanent VA mortgage Construction and permanent mortgage combined
Interest Rate Risk Higher due to market changes between closings Lower, rate locked upfront
Closing Costs Higher (two closings) Lower (one closing)
Documentation More paperwork Simplified process
Payments During Construction Construction-period payment obligations depend on the interim construction loan terms. No borrower mortgage payments during construction under SAM's VA OTC program; construction-period interest is builder-paid and included in the approved project budget.
Builder Approval Required Required
Availability Limited lenders Fewer lenders
Best For Borrowers needing flexibility Borrowers seeking simplicity and cost savings

Security America Mortgage · VA Construction

Build your home.
Close just once.

Our VA One-Time Close construction loan combines land purchase, when needed, construction and your permanent mortgage in one loan with one closing.

Start your application →Call (855) 701-2816
One closingConstruction + permanent financing
Up to 100%Financing for eligible borrowers, subject to entitlement and appraisal
640+Typical qualifying benchmark
11 monthsMaximum construction period under our program

No monthly mortgage payments during construction

Construction-period interest is a builder-paid item included in the approved project budget. Your monthly mortgage payments begin after construction is complete and the loan converts to permanent financing. Taxes and insurance may involve separate obligations; our team will explain your responsibilities before closing.

What can you build?

  • ✓A single-family home for your primary residence.
  • ✓Eligible modular or manufactured homes, subject to additional requirements.
  • ✓A custom home, including a barndominium, when the property and appraisal meet program requirements.

This program is for new construction. Existing-home renovations, co-ops and attached condos are not eligible. Your builder and project require lender approval before closing.

From your plans to your new home

  1. 1Confirm your VA eligibility and have your credit, income and entitlement reviewed.
  2. 2Have your builder, plans, construction contract and budget approved.
  3. 3Close once before construction begins. Funds are released to your builder through approved draws.
  4. 4Complete required inspections and documents, then convert to your permanent VA mortgage.

Credit score below 640? Explore your next steps.

A credit score of 640 or higher is the typical qualifying benchmark for our VA One-Time Close construction program. Scores of 620–639 may be considered, but approvals are uncommon. Veterans with scores of 600–619 can also request an individual review, though approval is difficult. Approval depends on the full credit, income, assets, VA entitlement and project review; a review does not guarantee approval.

Read our VA loan with bad credit guide for practical credit-improvement steps.

Questions before you build?

No. Eligible borrowers can purchase land and finance construction in the same transaction. If you already own land, the transaction can pay off eligible existing land liens. Your loan specialist will explain how land equity affects your loan structure.

You may propose a builder for lender review. The builder must meet applicable licensing, insurance and program requirements. Approval of the builder, contract, plans and budget is required before closing.

Our VA One-Time Close program requires an escrow waiver for property taxes and homeowners insurance. After construction, you pay these expenses directly rather than through a mortgage escrow account. This is separate from the construction funds used to pay the builder.

How Long Does It Take To Close On A VA Construction Loan?

How long does a VA construction loan take from application to closing?

Jason Noble, COO and VA Loan Specialist, Security America Mortgage, NMLS #352672: “It depends on whether the person has land, house plans and a builder, but on average it is about 120 days from application to closing. About 30 days is financing. Most of the other time is spent waiting for the borrower and builder to decide on house plans and negotiate the contract.”

This is an estimate based on Jason’s experience, not a guaranteed closing date or a separate builder-approval turnaround. Application-to-closing time is separate from the construction period. Have your builder, plans and construction contract reviewed early, and allow flexibility in any land-purchase closing date.

VA Construction Loan Credit Requirements

A credit score of 640 or higher is the typical qualifying benchmark for our VA One-Time Close construction program. Scores of 620–639 may be considered, but approvals are uncommon. Veterans with scores of 600–619 can also request an individual review, though approval is difficult. Approval depends on the full credit, income, assets, VA entitlement and project review; a review does not guarantee approval.

For practical credit-improvement steps, read our VA loan with bad credit guide.

VA Construction Loan Benefits

There are many benefits to using a VA construction loan over a traditional construction loan. These benefits are applicable to all kinds of VA loans compared with a traditional mortgage and refinancing loans.

1. 0% Down Payment

As long as the appraised value covers the loan amount then there is a good chance that you won’t have to put anything down. Also, if you have land equity this will help even more. There are many factors that can affect the appraised value. Confirm there are comparables to support value with your builder and be careful with upgrades that raise your building costs but aren’t in other comparable homes.

With full VA entitlement, eligible veterans can finance up to 100% with no down payment. If part of your entitlement is already in use, a down payment may be required, and your loan officer will calculate it for you.

Choose a VA Construction Loan lender that not only knows the VA loan guidelines but also the VA Construction loan One time Close guidelines.

When you have obtained your certificate of eligibility, you can begin the loan application process. To do this, you must choose a VA construction loan lender. Your VA lender will assign you a VA loan officer that will be your primary contact during the loan application process. At Security America Mortgage, we have a team of experts ready to guide you through your loan application and simplify the process.

2. Interest Rates on a VA Construction Loan

With a VA construction loan we lock in your rate for the time of construction and thereafter. Our program allows a maximum construction period of 11 months. Your loan specialist will explain the rate-lock terms and any conditions before closing. After you live in the home for 6 months and make 6 months of payments you are also free to refinance with us if there is a tangible benefit to you.

Many non One time close loans and other traditional construction loans have a variable rate during construction and when you lock your permanent rate after construction, rates could be higher.

3. No Mortgage Insurance

A VA loan doesn’t have mortgage insurance that is paid monthly. Instead, it has a more affordable version called the va funding fee. The VA funding fee is paid only once on a va loan. PMI is paid monthly, and the amount depends on the size of the loan, state of the market, and your financial history. For a conventional home loan, PMI ranges from 0.58% to 1.86% of the original loan amount per year.

VA loans may require a one-time VA funding fee. The amount depends on the loan type, the borrower's prior use of VA benefits, and other applicable factors. Some eligible borrowers are exempt from paying the funding fee, including certain veterans receiving VA disability compensation. Your loan specialist can explain the funding fee and any exemptions that apply to your VA construction loan. Unlike conventional private mortgage insurance, the VA funding fee is generally a one-time charge rather than a recurring monthly premium.

Also, if you have a service related disability then there is a chance you won’t have any funding fee. In fact, Veterans injured during service are exempt from paying the VA funding fee if they receive disability compensation or have a disability rating of 10% or higher. Surviving spouses of Veterans who died in the line of duty also qualify for a funding fee exemption. You may be eligible for a refund of the VA funding fee if you’re later awarded VA compensation for a service-connected disability.

The effective date of your VA compensation must be retroactive to before the date of your loan closing. If you think you’re eligible for a refund, please call your VA regional loan center at 877-827-3702. A subsequent use of your VA loan entitlement will bring the funding fee up to 3.3% if you are putting no money down or less than 5% down.

4. Qualification Standards

One of the most important aspects of the VA Construction loan is that you don’t have to requalify. In general the qualification standards of VA loans are less credit stringent than conventional loans.

The VA does not set a minimum credit score. Individual lenders establish their own credit requirements. A credit score of 640 or higher is the typical qualifying benchmark for our VA One-Time Close construction program. Scores of 620–639 may be considered, but approvals are uncommon. Veterans with scores of 600–619 can also request an individual review, though approval is difficult. Approval depends on the full credit, income, assets, VA entitlement and project review; a review does not guarantee approval.

There are many factors at play such as how your credit has been over the last 2 years and your debt to income ratio. If your credit isn’t quite where it needs to be for approval then oftentimes you can make a few changes to get your score to where it needs to be to qualify.

Obtain Certificate Of Eligibility

The first step in your VA loan application is to obtain a certificate of eligibility. Security America Mortgage is happy to help you get your certificate of eligibility. Simply fill out the easy application form on our website. We have access to the LGY system, meaning we can help you get your certificate of eligibility in a matter of seconds.

When completing the application form, you may need to provide some extra documentation as evidence of your service. You will generally need to provide a statement of service and a DD form 214. A DD form 214 is a certificate of release or discharge from active duty, and a statement of service is a letter from your commanding officer denoting the extent of your service.

Specific eligibility requirements you must meet

To obtain your certificate of eligibility and access VA loan benefits, there are specific eligibility requirements you must meet. The following should apply:

  • You are an active service member with at least 90 days of continuous service.
  • You are a veteran who has served at least 181 days of active duty.
  • You are a current National Guard member who has served at least 6 years.
  • You are a discharged National Guard member who has served at least 6 years.
  • You are a National Guard or Reserves member who has been called to active duty and served 90 days of active service.
  • You are a widowed and un-remarried military spouse whose partner has died in the line of duty or due to a service-related injury. (You will need to provide evidence of your Dependency and Indemnity compensation).

If these standards apply to you, you should have no trouble obtaining your certificate of eligibility.

VA Construction Loan Process: Step-by-Step

A VA construction loan requires careful coordination between the borrower, lender, and builder. Understanding the process upfront helps avoid delays and unexpected issues.

Step 1

Choose an Experienced VA Construction Loan Lender

Not all VA lenders offer construction loans, and even fewer understand both traditional VA construction loans and VA one-time close construction loans. Working with an experienced VA construction loan lender helps ensure the loan is structured correctly, the builder is approved, and VA requirements are followed.

Pro tip: Start with a proper VA home loan pre-approval so your lender can confirm eligibility, income, credit, entitlement, and debt-to-income before planning begins.
Step 2

Select a VA-Approved Builder

VA construction loans require a qualified builder who meets VA and lender standards. Builders must carry proper licensing and insurance and agree to inspections throughout the construction timeline.

If you already have a builder, your lender will review the builder and project before the loan moves forward. You may propose your own builder or review our VA construction builder guide. A VA Builder ID is no longer required for ordinary VA-guaranteed new and proposed construction (VA Circular 26-25-1); state and local licensing and our builder approval review still apply.

Step 3

Decide on Land Ownership or Land Purchase

Borrowers may already own land or include the land purchase as part of the VA construction loan. Owning land can simplify the process and may help reduce the cash needed upfront.

If land must be purchased, timelines need careful coordination so there’s enough time for builder approval, construction plans, and VA review. Learn how a loan to buy land and build a house works before moving forward.

If you already own land: See how construction loans work when you own land to streamline approvals and avoid delays.

Check Acreage and Site Requirements Before You Commit

SAM’s VA OTC program follows lender-specific acreage and property requirements. A parcel must qualify under the applicable program guidelines; VA’s general rules do not override lender acreage limits. Review the land and acreage checklist, including zoning, access, utilities and any well or septic questions.

Request a VA construction financing review with your state, acreage, land ownership or purchase status, builder and planned start date. A review does not guarantee approval.

Question:

If a veteran already owns the land where they want to build, is that land separate from the construction loan? And how does existing land equity affect the financing?

Answer — Jason Noble, COO and VA Loan Specialist, Security America Mortgage, NMLS #352672:

One of the biggest misconceptions veterans have is that land they already own somehow remains separate from the home they're building.

Think about purchasing an existing home. You're not financing the house separately from the land beneath it. The lender uses the property—including the land and improvements—as collateral.

The same principle applies to a VA construction loan. The land and the home being built are considered together as the property securing the loan.

Another misconception is that veterans must have land equity to qualify or that land equity automatically reduces construction costs. When the appraisal is completed, the appraiser considers the site value as part of the property's overall value. That value helps inform the loan structure, but it doesn't automatically reduce the cost of building the home.

All members of our team here at Security America Mortgage are experts when it comes to helping veterans obtain VA Home Loans. If you’re ready to get started complete the simple form above and one of our mortgage specialists will contact you shortly. We look forward to working with you!

VA Construction Loan Specialist

Talk to Your VA Construction Loan Specialist

Jason Noble

Jason Noble has 20 years of VA lending experience, including 10 years of VA construction loans, with a career-long focus on helping veterans navigate complex VA loan programs that many lenders do not fully understand or offer.

Throughout his career, Jason has become recognized for his deep expertise in VA construction loans, including VA one-time close construction financing, one of the most specialized and difficult loan programs in the industry.

While many mortgage companies avoid VA construction loans due to their complexity, Jason has worked extensively with veterans, builders, and VA guidelines to successfully close these transactions when others could not.

Jason Noble – VA Construction Loan Specialist

Frequently Asked Questions About VA Construction Loans

Under SAM’s VA One-Time Close program, you do not make borrower mortgage payments during construction. Construction-period interest is builder-paid and included in the approved project budget. Regular mortgage payments begin after completion and conversion according to the payment schedule in your closing and conversion documents.

A traditional VA construction loan typically involves two closings—one for construction and one for the permanent mortgage. A VA one-time close construction loan combines both into one loan with a single closing, reducing complexity and closing costs.

Generally, no. Underwriting and approval of the permanent VA mortgage are completed before construction begins, so requalification is not usually required after the home is finished, provided there are no major changes to your financial situation.

Yes. A VA construction loan can include the purchase of land, as long as the land meets VA and lender requirements. Some borrowers already own land, which can simplify the process and may count as equity.

 

Jason Noble, COO and VA Loan Specialist, Security America Mortgage, NMLS #352672: “Not while they’re on the property. The VA does not allow other living areas on the property besides the home being financed — size doesn’t matter, and it doesn’t matter whether they sit on a foundation. A VA loan is for your primary residence, not for adding rental units. If the existing units are removed before closing, we can help. Barns, sheds and garages are fine.”

Many VA construction loans require no down payment, as long as you have sufficient entitlement and the appraised value supports the loan amount. In some cases, a down payment may be required if entitlement is limited or project costs exceed guidelines.

A credit score of 640 or higher is the typical qualifying benchmark for our VA One-Time Close construction program. Scores of 620–639 may be considered, but approvals are uncommon. Veterans with scores of 600–619 can also request an individual review, though approval is difficult. Approval depends on the full credit, income, assets, VA entitlement and project review; a review does not guarantee approval.

For guidance on preparing your credit, read our VA loan with bad credit guide.

With full VA entitlement, there are no county loan limits. However, the final loan amount is based on income, credit profile, entitlement, and total construction costs.

Yes. VA construction loans require the use of a qualified and approved builder. The builder must be properly licensed, insured, and able to meet VA inspection and documentation requirements.

No. Self-build or owner-builder arrangements are generally not allowed under VA construction loan guidelines. A licensed and approved builder is required.

Builders are paid through a draw schedule, where funds are released in stages as construction progresses. Inspections are required before each draw is approved.

Yes. A VA appraisal is required to determine the future value of the home once construction is complete and to ensure the property meets VA minimum property requirements.

Jason Noble, COO and VA Loan Specialist, Security America Mortgage, NMLS #352672: “In my experience, the only reason a VA construction loan doesn’t close is appraisal value. Sometimes the cost to build is higher than the value of comparable homes nearby.”

Certain custom features, including pools, may be allowed if they meet VA guidelines and the appraised value supports the cost. Approval depends on lender requirements and property type.

 

VA construction loans may be available for certain manufactured homes that meet VA standards. Single-wide manufactured homes are typically not allowed.

What credit score do I need for a VA manufactured home construction loan?

Jason Noble, COO and VA Loan Specialist, Security America Mortgage, NMLS #352672: “For VA One-Time Close manufactured construction, the minimum is 620, with nothing below 620. VA purchase financing for an existing manufactured home allows for lower scores.”

This minimum applies specifically to VA OTC manufactured construction and does not guarantee approval. Site-built lower-score review tiers do not override it. Existing-home purchase financing is separate; modular-home requirements are reviewed separately.

Read Jason’s answers about land equity, closing costs and his VA OTC lending experience.

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Mark and Nadia were a pleasure to work with on my VA Construction loan.  Mark went above and beyond to explain the entire process.  Due to my situation, they were proactive in getting me a POA, which made closing simple.  Every time I had a question, Mark would answer my call even after we closed on the loan.  My wife and I are pleased and highly recommend Security America Mortgage.
  
 
  
 
 
 
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Jason was the absolute BEST! He was very knowledgeable, thorough, patient and walked us through the entire process. Will definitely be referring others to him. You dont see this kind of customer service anymore.
  
 
  
 
 
 
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Jason and his team deliver stellar service with honesty and integrity.   Number 1 in my book.   Every loan we’ve worked with them on over the years has been smooth and seamless.    Best VA lender team in Texas!   I highly recommend Security America Mortgage.
  
 
  
 
 
 
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Can't say anything bad about Jason and the team. Great communication and explained everything. Definitely recommend, especially if you're looking for a VA lender.
  
 
  
 
 
 
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We had an exceptional experience working with Jason and Nadia! From the very beginning, they were honest, transparent, and clear—no surprises along the way. They managed to close two loans for us in just 12 business days, which is incredible. Their professionalism and efficiency made the entire process smooth and stress-free. Highly recommend them to anyone looking for a trustworthy and responsive mortgage team!
  
 
  
 
 
 
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Security America Mortgage are ROCK*STARS, and I can’t recommend them enough! My experience with them, and specifically with Jason and Nadia, was absolutely outstanding.

The entire team was incredibly friendly, professional, and helpful from start to finish. They were truly engaging and made the usual complex mortgage process feel seamless and stress-free. There was a genuine, family-like feeling that set them apart from every other company I considered.

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I can't say enough good things about Jason & Nadia. They made purchasing a home a walk in the park, compared to the horror stories I heard about. Security America Mortgage will always be the only company I refer people too.
  
 
  
 
 
 
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Jason has been such a gem with helping me figure out the way forward with our home renovation project. Our situation is quite complicated and he took the time to untangle everything, explain it like I'm five (which was much needed and appreciated!). He was very knowledgeable and even took the time to talk to me again after we figured out that I needed a product he didn't provide. Such fantastic service is rare these days.
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