Who Can Be On The Title On A VA Loan? A Complete Guide

Getting a VA loan can be a great way for veterans and active duty military personnel to purchase a home. VA loans offer key benefits like no down payment and flexible credit requirements. But to get the full benefits of a VA loan, you need to know the rules about who can be on the title for the home. In this comprehensive guide, we’ll cover everything you need to know about getting the right people on your VA loan title.

Overview of VA Loan Title Rules

The VA has specific guidelines on who is allowed to be on the title for a VA-backed home loan. Here are the key facts:

• Only veterans, active duty military personnel, and their spouses may be on the VA loan title

• The home must be the primary residence for all borrowers on the title

• Non-military co-borrowers are allowed but may require a down payment.

• There can only be two borrowers total on a VA loan title

Let’s break down the details on these VA title requirements and what they mean for your eligibility.

Eligible Borrowers for VA Loan Title

The VA wants to ensure VA home loans go to eligible military personnel and veterans, so they limit who can be on the title. The following borrowers are allowed on a VA loan title:

• Current military service members

• Veterans who meet VA loan eligibility rules

• Spouses of eligible veterans and active duty personnel

• In certain cases, a non-military co-borrower along with the veteran

So you can have a spouse or another eligible veteran on your VA loan. But most lenders will not allow an unmarried partner who is not a veteran to be on the title, since they are not backed by the VA guarantee.

VA Loan Title and Occupancy Rules

In addition to limiting title eligibility to veterans and military members, the VA has occupancy rules for VA loans. To get a VA loan, all borrowers on the title must use the home as their primary residence.

So you can’t get a VA loan to purchase a vacation home or investment property. All borrowers need to live in the home full-time for it to qualify for the VA program.

Non-Military Co-Borrowers on VA Loans

The VA does make some exceptions for non-veteran, non-military co-borrowers to be on the title. However, this will likely require a down payment. Here are the key facts on non-military co-borrowers:

• Non-spouse co-borrowers must be on the title with the veteran.

• The VA will only guarantee the veteran’s portion of the loan.

• This makes the loan riskier, so a down payment is usually required.

• Minimum down payment is often 12.5% of the total loan amount.

So you may be able to purchase with a non-military co-borrower like a parent or sibling. But you’ll need to come up with a larger down payment for the lender to approve it.

Limit of 2 Borrowers on VA Title

The VA has strict limits on how many borrowers can be on a VA home loan:

• There can only be two borrowers on a VA loan title.

• No exceptions are made even if all borrowers are eligible veterans.

• The two borrowers can be any combination of eligible veterans, military personnel and spouses.

So while you can have a co-borrower on your VA loan, you cannot have more than two total borrowers. This includes having another veteran as a co-borrower. The VA will not guarantee loans with more than two borrowers.

Scenarios for Who Can Be on VA Title

Given the VA’s limits on eligible borrowers and occupancy, here are some likely scenarios for who ends up on the title for VA home loans:

Single veteran: If you are purchasing the home yourself with no co-borrower, you will be the only name on the VA loan title. This is the simplest scenario.

Spouse co-borrower: Since spouses are eligible borrowers, it is common for a veteran and spouse to be co-borrowers on the VA loan title.

Two unmarried veterans: If two unmarried veterans are purchasing together, such as roommates, they can both be on the title.

Veteran and non-veteran: In limited cases, you may be able to purchase with a non-spouse, non-veteran co-borrower. This is less common but can be done with a down payment.

More than two borrowers: The VA will not insure loans with more than two borrowers, even if all are veterans. You must limit it to two names on the title.

Tips for Getting on VA Title

If you want a co-borrower on your VA loan title, here are some tips to make sure you meet the requirements:

• Pick an eligible co-borrower – this usually means a spouse or fellow veteran.

• Make sure all borrowers will live in the property to satisfy occupancy rules.

• Be prepared to make a larger down payment if you want a non-military co-borrower.

• Remember the two borrower limit – you cannot add more names even if eligible.

• Research lenders open to non-traditional co-borrowers like unmarried partners.

• See if you and a co-borrower can use dual entitlement for added benefits.

Common VA Title Questions

Here are answers to some of the most common questions about who can appear on the title for a VA home loan:

Can I add my girlfriend/boyfriend to the title?

Usually not, unless they are a qualified veteran themselves. Some lenders may allow this with a down payment requirement.

What if my fiancé and I want to buy before the wedding?

As long as you wed before closing, they can be on the title as a spouse.

Can my parents go on the title if they help with the home?

Parents can possibly be added as co-borrowers, subject to down payment requirements. But occupation rules may prevent this.

Do both spouses have to be on the mortgage and title?

No, only the main borrower needs to be on the mortgage. But it’s advisable for a spouse to be on title.

Can more than one veteran buy together with VA loans?

Yes, two unmarried veterans can purchase together using their VA entitlement.

Key Takeaways

The VA home loan program has advantages, but also strict rules. Being clear on title and occupancy requirements is key to getting a VA loan. The main takeaways are:

• Only veterans, military personnel and spouses can be on the VA title.

• Non-military co-borrowers may require a down payment.

• All borrowers must live in the home as their primary residence.

• There is a limit of having just two total borrowers on the VA loan.

As long as you follow the VA title rules, you can get a great home loan with your benefits. Just go over the requirements closely with your lender when applying for a VA mortgage.