Tag: VA Mortgage

How to Get Your VA Certificate of Eligibility for a VA Home Loan Approval.

Kentucky VA Mortgage Lender
Tips from VA for Ordering a Certificate of Eligibility (COE) for a Kentucky Mortgage VA loan Pre-approval


How to Request a VA Home Loan COE

How to Request a VA Home Loan Certificate of Eligibility (COE)

A Certificate of Eligibility (COE) is the first step in getting a VA-backed home loan or Native American Direct Loan. The COE confirms to your lender that you qualify for the VA home loan benefit and are eligible to move forward with a VA mortgage.

Once your COE is issued, you can choose a loan type and continue through the rest of the VA loan application process.

How to Prepare Before You Request a COE

Before starting your COE request, gather the documents you’ll need. The required paperwork depends on your military service status.

Veteran

  • Copy of your discharge or separation papers (DD214)

Active-Duty Service Member

You’ll need a Statement of Service signed by your commander, adjutant, or personnel officer. The statement must include:

  • Your full name
  • Your Social Security number
  • Your date of birth
  • The date you entered active duty
  • The duration of any lost time
  • The name of the command providing the information

Current or Former Activated National Guard Member

  • Copy of your DD214 or other discharge documents
  • If applicable, proof of activation dates, such as:
    • DD214 showing qualifying 32 USC activation sections
    • An annual retirement points statement
    • DD220 with accompanying orders

Current or Former Activated Reserve Member

  • Copy of your DD214 or other discharge documents

Current National Guard or Reserve Member Who Has Never Been Activated

You’ll need a Statement of Service signed by your commander, adjutant, or personnel officer showing:

  • Your full name
  • Your Social Security number
  • Your date of birth
  • The date you entered duty
  • Your total number of creditable years of service
  • The duration of any lost time
  • The name of the command providing the information

Discharged National Guard Member Who Was Never Activated

  • Report of Separation and Record of Service (NGB Form 22) for each period of service
  • Retirement Points Statement (NGB Form 23) and proof of character of service

Discharged Reserve Member Who Was Never Activated

  • Copy of your latest annual retirement points statement
  • Proof of honorable service

Surviving Spouse

If you qualify as a surviving spouse, you’ll typically need the Veteran’s DD214 (if available). Additional VA forms may be required depending on whether you receive Dependency and Indemnity Compensation (DIC).

How to Request a COE

You can request a Certificate of Eligibility in one of three ways.

Option 1: Online

Request your COE directly through VA.gov. This is often the fastest option.

Option 2: Through Your Lender

Your lender may be able to obtain your COE instantly using the VA’s Web LGY system. Ask your lender if they can request the COE on your behalf.

Option 3: By Mail

Complete VA Form 26-1880 (Request for a Certificate of Eligibility) and mail it to the address listed on the last page of the form. Mail requests typically take longer than online or lender submissions.

What Happens After You Request a COE?

  • The VA reviews your request and issues a decision
  • You can check the status of your COE request online

Next Steps After Your COE Is Issued

Requesting a COE is only part of the VA loan process. After your COE is issued:

  • Your lender orders a VA appraisal to assess market value
  • Your lender reviews your income, credit, and documentation
  • If approved, a title company is selected and closing is scheduled

Questions About the VA Loan Process?

If you have questions your lender can’t answer, you can contact a VA home loan representative at 877-827-3702 (TTY: 711), Monday through Friday, 8:00 a.m. to 6:00 p.m. ET.

Kentucky VA Loan Assistance

If you’re buying a home in Kentucky, I can help you determine which documents apply to your service history and coordinate with your lender to request the COE when eligible.

Text or call: 502-905-3708
Joel Lobb – NMLS #57916

Informational only. Not affiliated with or acting on behalf of the U.S. Department of Veterans Affairs. Not a commitment to lend. Subject to credit approval and program guidelines. Kentucky only.

How to request a VA home loan Certificate of Eligibility (COE)

Learn how to request a VA home loan Certificate of Eligibility (COE). This is the first step in getting a VA-backed home loan or Native American Direct Loan. It confirms for your lender that you qualify for the VA home loan benefit.

1 How do I prepare before I start a COE request?

Select the description here that matches you best to find out what you’ll need.

You’ll need a copy of your discharge or separation papers (DD214).

You’ll need a statement of service—signed by your commander, adjutant, or personnel officer—showing:

  • Full name & Social Security number
  • Date of birth & Date you entered duty
  • Duration of any lost time
  • Name of the command providing the information

You’ll need a copy of your DD214 or other discharge documents.

Note: If you have 90+ days of active service (with 30 consecutive), provide a document showing activation date (DD214, annual point statement, or DD220 with orders).

You’ll need the Veteran’s discharge documents (DD214) if available.

If receiving DIC:

Submit VA Form 26-1817 (Request for Determination of Loan Guaranty Eligibility).

If NOT receiving DIC:

Submit VA Form 21P-534EZ, Marriage License, and Veteran’s Death Certificate.

2 How do I request a COE?

💻

Online

The fastest way to apply through the VA.gov portal.

🏦

Via Lender

Most lenders can access “Web LGY” to get it for you instantly.

✉️

By Mail

Fill out VA Form 26-1880 and mail to your regional center.

What happens next?

The VA will review your request and notify you of the decision. Once you have your COE, the lending process typically follows these steps:

✓

VA Appraisal

The lender requests an assessment to estimate the house’s market value.

✓

Review & Underwriting

Lenders review your credit, income, and the appraisal report.

✓

Closing

Ownership is transferred at a title company or similar entity.

Questions about the loan process?

877-827-3702 | Mon-Fri 8am-6pm ET
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Calculating VA Residual Income in Kentucky

Calculating Residual Income For a Kentucky VA home loan approval


Calculating Residual Income:

Louisville Kentucky Mortgage Lender for FHA, VA, KHC, USDA and Rural Housing Kentucky Mortgages: Louisville Kentucky VA Income Guidelines


Home › Kentucky VA Loans › Residual Income Guide

How to Calculate Residual Income for a Kentucky VA Home Loan Approval (2026)

Kentucky veterans using a VA home loan must meet minimum residual-income requirements. Residual income measures the monthly funds left over after housing costs, taxes, and all recurring bills. It is a core underwriting factor that determines whether a VA loan can be approved, especially when debt-to-income ratios are higher or credit depth is limited.

This guide breaks down how residual income works, how to calculate it correctly, and the 2026 minimums required for Kentucky VA buyers.

What Is Residual Income?

Residual income is the amount of money left after subtracting all monthly obligations from the borrower’s gross monthly income. The VA establishes region-based minimums to ensure borrowers have enough remaining funds to cover essentials such as food, transportation, clothing, utilities, and other living expenses.

Even if a borrower has a high credit score and a strong DTI ratio, the loan cannot be approved without meeting minimum residual-income thresholds.

How Kentucky Lenders Calculate VA Residual Income

  1. Start with gross monthly income for all occupying borrowers.
  2. Subtract federal, state, and local taxes based on paystubs/W-2 withholding tables.
  3. Subtract the proposed housing payment (PITI): principal, interest, taxes, insurance, HOA, and any maintenance fees.
  4. Subtract all recurring debts:
    • auto loans
    • student loans
    • credit card minimums
    • child support / alimony
    • personal loans or installment debt
  5. Subtract estimated utilities/maintenance. Many lenders use approximately $0.14 per square foot of heated living space.

The figure remaining after all these deductions is the official VA residual income.

2026 VA Residual Income Requirements for Kentucky (South/Midwest Region)

Household Size Minimum Residual Income
1 Person $441
2 Persons $738
3 Persons $889
4 Persons $1,003
5 Persons $1,039
Each Additional Person Add $80

If debt-to-income ratio exceeds 41 percent, underwriters typically require 20 percent more than the baseline residual number.

Why Residual Income Matters More Than DTI

Residual income is one of the strongest predictors of loan performance in the VA program. Borrowers who meet or exceed the residual-income benchmark show significantly higher repayment success rates — even when credit scores are less than perfect or DTI ratios appear high.

If the loan does not meet residual income, the file cannot be approved without compensating factors or structural changes to qualifying income or household composition.

Free Help Calculating Residual Income

If you want, I can run a complete residual-income analysis for you or your buyer using up-to-date 2026 VA guidelines.

Joel Lobb, Senior Loan Officer • NMLS 57916
EVO Mortgage (Company NMLS 1738461)
10602 Timberwood Cir, Suite 3, Louisville KY 40223

Overview of KHC Loan Programs for Kentucky Buyers

KHC Eligibility and Credit Standards Overview offers crucial guidelines. These guidelines are for Kentucky home buyers seeking assistance through Kentucky Housing Corporation KHC Loan Programs(KHC) loan programs


The KHC Eligibility and Credit Standards Overview offers crucial guidelines. These guidelines are for Kentucky home buyers seeking assistance through Kentucky Housing Corporation KHC Loan Programs(KHC) loan programs. Here’s a summary of key points from the image:

Kentucky khc Home Buyer Eligibility

  1. Available for first-time and repeat home buyers across Kentucky.
  2. Borrower must be a U.S. citizen or legal resident.
  3. Income eligibility is determined through the Secondary Market.
  4. The property must be the borrower’s primary residence.
  5. Borrowers cannot own any other residential property at the time of closing if using MRB Funding.
  6. Down Payment Assistance is available for borrowers who meet both income and purchase price limits.

Kentucky Housing Credit Standards

  1. Minimum Credit Score Requirements:
    • 620 for FHA, VA, and RHS loans.
    • 660 for Conventional loans.
  2. Debt-to-Income (DTI) Ratio: 50% maximum.
  3. Collection Accounts: Do not always need to be paid in full before loan approval.
  4. Bankruptcies and Foreclosures: Must be discharged for at least 2 to 7 years.
  5. Non-taxable income can be grossed up, which helps borrowers qualify for higher loan amounts.

Property Eligibility for khc loan programs

  1. Eligible properties include both new and existing homes.
  2. Manufactured homes are eligible for both new and existing purchases.
    • RHS loans only allow new construction for manufactured housing.
  3. Purchase price limit: HERE ➡️➡️for Secondary Market and MRB Loans.
  4. Full appraisals are required for all KHC loans.
  5. VA loans require a termite inspection for existing properties.
  6. New construction properties (except conventional loans) must have a termite soil treatment certificate.

KHC credit and income qualifying guidelines

  1. Flexible credit requirements: Borrowers with 620+ credit scores can qualify for FHA, VA, and RHS loans. On the other hand, Conventional loans require a 660+ credit score.
  2. Debt-to-income ratio of up to 50% allows flexibility for borrowers with higher debt obligations.
  3. Down Payment Assistance is available for those who meet income and price limits.
  4. Manufactured housing is eligible, but new construction requirements apply for RHS loans.
  5. Bankruptcy and foreclosure waiting periods range from 2-7 years, depending on the loan type.

Eligible KHC Mortgages

  • FHA, RHS, VA, HFA Preferred, HFA Preferred Plus 80, & Freddie HFA Advantage
  • Must be used with a KHC first mortgage

khc Eligibility Requirements

Summary of khc mortgage loan product

  1. DAP funds are only available to home buyers obtaining a KHC first mortgage.
  2. Offers affordable repayment terms (4.75% interest over 15 years).
  3. No home buyer education required, which simplifies the process.
  4. Can be used with various loan programs (FHA, VA, USDA, Conventional).
  5. Debt-to-income ratios up to 50% are allowed with AUS approval.

This program makes homeownership more accessible by providing down payment assistance without requiring extensive upfront savings. Would you like help determining eligibility or applying for KHC mortgage assistance? Let me know!


 Email – kentuckyloan@kentuckymortgage  

Call/Text – 502-905-3708

Joel Lobb
Mortgage Loan Officer – Expert on Kentucky Mortgage Loans


 Website: www.mylouisvillekentuckymortgage.com

 Address: 911 Barret Ave., Louisville, KY 40204

Evo Mortgage
Company NMLS# 1738461
Personal NMLS# 57916

For assistance with Kentucky mortgage loans, reach out via email, call, or text Joel Lobb directly.