Homeownership is expensive, and it’s been particularly difficult for people to attain lately. Home prices took a jump in the early 2020s, and mortgage rates went up right along with them. For most Americans, the days of buying a house in your early 20s are long gone. In fact, the National Association of Realtors reports that the median age of a first-time homebuyer today is 40. 

That can make VA loans seem complicated. Most people who serve in the military do so in their 20s or 30s. But since people aren’t typically buying a house until 40, where does that leave you? 

In good shape, actually. You can get a mortgage backed by the Department of Veterans Affairs well after you’ve separated from service. 

The timeline that matters: How long you served (not when it was)

VA loan benefits don’t expire. Once you’re eligible to get this kind of mortgage, that eligibility continues for as long as you’re alive. In some cases, it even extends past your lifetime. Some surviving spouses can use their veteran’s VA loan benefit. 

The key is getting to the point where you secure VA loan eligibility in the first place. That depends on when and where you served. Here’s an overview of the minimum-time-served requirement for VA loans. You can typically get a VA loan if you’re a veteran and you served:

• September 16, 1940–July 25, 1947: 90 total days
• July 26, 1947–June 26, 1950: 181 continuous days
• June 27, 1950–January 31, 1955: 90 total days
• February 1, 1955–August 4, 1964: 181 total days
• November 1, 1955–May 7, 1975 in the Republic of Vietnam: 90 total days
• August 5, 1964–May 7, 1975: 90 total days
• May 8, 1975–September 7, 1980: 181 continuous days
• September 8, 1980–August 1, 1990: 24 continuous months or a full period of at least 181 days during which you were called to active duty
• August 2, 1990–Present day: 24 continuous months or a full period of at least 90 days during which you were called to active duty

If you were in the National Guard, you’re eligible for a VA loan after you separate from service if you had:

• At least 90 days of non-training active-duty Title 10 service, or
• At least 90 days of active-duty service, including at least 30 consecutive days, or
• Six creditable years in the National Guard and you were discharged honorably or placed on the retired list

Similarly, Reserve members can get VA loans after separation if they have:

• At least 90 days of non-training active-duty service, or
• Six creditable years in the Selected Reserve and were discharged honorably or placed on the retired list

For the cleanest VA loan eligibility, the VA wants to see an honorable discharge on your record. That said, you might still be able to qualify with some Other Than Honorable (OTH) discharges.

Exceptions to the requirement for minimum time served and honorable discharge

The VA makes some exceptions for the minimum time served. If you were discharged for a service-related disability before you could hit the minimum time, you can probably qualify for a VA loan.

If you served in 1980 or later, some extra exemptions might be on the table. You may be able to get a VA loan if you served at least 181 days from 1980 to 1990 or at least 90 days from 1990 to present day if you were discharged for:

• Early out*
• Hardship
• Involuntary reduction in force
• Some medical conditions
• The convenience of the government*

For the early out discharge, you need to have served 21 months of a two-year enlistment. If you were discharged for the convenience of the government, VA loan eligibility requires you to have served at least 20 months of a two-year enlistment.

Finding out if you’re eligible for VA loan benefits

Let’s circle back to your question: “Can I use my VA loan benefit after I separate from service?” Yes, but the issue isn’t when you separated. It’s whether you’re able to use the VA loan benefit at all. 

If you served for the required length of time and you were honorably discharged, you’re almost certainly eligible for a VA loan. If you think you might fall into a gray area, we have a guide to VA loan eligibility you can use to get more information. 

If that doesn’t answer your questions, you can reach out to the VA’s loan team directly. They’re available at (877) 827-3702 between 8 am and 6 pm ET Monday through Friday. 

Or, if you’d rather not hop on a call, you can sign into your online account and request a certificate of eligibility (COE). Sometimes, the VA has enough information from your service records to issue that COE automatically. If you can get a COE, you can definitely get a VA loan (assuming you can afford to repay one).  

Using your VA loan benefit after you separate from service

If you confirm with the VA’s loan team that you’re eligible or you get a certificate of eligibility, you can go ahead with applying for your VA loan. That opens up the possibility of a mortgage with a relatively low interest rate and a 0% down payment. 

To find out which lenders can offer you the best deal on the VA loan you need to buy your house, start shopping rates. We keep an updated rate table with interest rate offers from leading VA lenders. Compare different companies to see who can best help you get your VA loan — no matter when you separated from service.