This guide walks you through refinancing with a VA loan from the first decision to the first payment. You will know whether an IRRRL or a cash-out refinance fits your goal, how to confirm you qualify, and how to compare offers without taking a credit hit. Before you start, gather your Certificate of Eligibility (COE) or your VA.gov login, your current mortgage statement, and your last two years of income documents.
I’m Duane Buziak, NMLS #1110647, a VA loan specialist working with veterans in Virginia, Florida, Tennessee, and Georgia. I’m an independent broker with a 500 FICO floor and access to 500+ wholesale lenders, and I’ll note where the process changes depending on who handles your file.
Step 1: Decide Which VA Refinance Matches Your Goal
Two products cover almost every case, and your goal picks between them.
- IRRRL (Interest Rate Reduction Refinance Loan): for lowering the rate or payment on a loan you already have through the VA. See the VA’s IRRRL page.
- Cash-out refinance: for pulling equity out of your home, or for moving a non-VA loan into a VA loan. The VA allows up to 100% loan-to-value (LTV, the loan amount divided by the home’s value), though individual investors often set lower caps. See the VA’s cash-out page.
The IRRRL has a built-in guardrail called the net tangible benefit test. The new loan must lower your payment or move you from an adjustable rate to a fixed rate, and you must recoup the fees through the savings within the VA’s recoupment window. As of 2026, VA guidance sets that at 36 months, but confirm the current figure on VA.gov before you rely on it.
The most common mistake is assuming you need a VA loan already. If you hold a conventional or FHA mortgage and have VA eligibility, a VA cash-out refinance can replace it. That can remove monthly mortgage insurance, depending on your equity and the rate you’re offered.
Who handles your file matters too. A direct lender like Veterans United prices from its own product shelf and publishes a 620 minimum FICO. As a broker, I compare 500+ wholesale lenders for your credit profile and goal. That is more leverage for you, because one rate sheet becomes many.
Step 2: Confirm Your Eligibility and Entitlement
Start with your COE, the VA document that proves you have eligibility. You can request it through the VA’s COE page, or I can retrieve it for you with your permission. It shows your entitlement, which is the amount the VA guarantees for you.
Entitlement works differently by product:
- IRRRL: no new entitlement is needed, because you are replacing an existing VA loan.
- Cash-out: it uses entitlement. If a prior VA loan is still active, you may have only second-tier entitlement available. If you paid that loan off and sold the home, you may be able to restore the entitlement. Your COE and a review of your loan history settle which applies.
The VA funding fee is a one-time charge you can finance into the loan. As of 2026, the IRRRL fee is 0.5%. The cash-out fee for first-time use is 2.15%, and it rises to 3.3% for subsequent use. Veterans receiving VA disability compensation, and certain surviving spouses, are exempt. Check the current schedule on the VA funding fee page, since percentages can change.
Occupancy rules differ as well. A cash-out refinance requires that you live in the home. An IRRRL can be done on a home you no longer live in, as long as you certify that you previously occupied it.
Step 3: Check Your Credit Without a Hard Inquiry
The VA itself sets no minimum credit score. Each investor adds its own requirement, called an overlay. Veterans United publishes a 620 minimum, and Movement Mortgage publishes 580 on VA loans (confirm both, as they can change). Through my broker network, VA refinancing is possible down to a 500 FICO, though that is not a guarantee of approval and depends on the file.
My NoTouch Credit Pull is a soft credit pull mortgage option. It reviews your credit without a hard inquiry, so it doesn’t lower your score the way a standard pre-approval can. It works because a soft pull gives me enough data to price your file against many wholesale lenders, and you only authorize a hard pull once you choose to proceed. That makes it a no hard inquiry mortgage pre approval, and you can see real pricing before committing.
The mistake to avoid is applying to several direct lenders in a row, which can generate a separate hard pull at each one. Credit scoring models treat multiple mortgage inquiries in a short window differently from other credit, but the details vary by scoring model. Read the CFPB’s home buying guidance before assuming a specific window applies to you.
If your score is borderline, I offer free DIY credit improvement resources. Fixing a high card balance or a disputed collection can shift which lenders will take your file. I can’t promise a rate or an approval, but I can show you what is realistic.
Step 4: Gather Documents and Pin Down Your Current Loan Details
Documentation depends on the product. Many IRRRLs need limited income verification and no appraisal, but that varies by investor, so don’t assume it. A cash-out refinance needs an appraisal, income documents, and asset statements.
Collect these items:
- A recent mortgage statement showing your current rate, remaining term, and servicer.
- A payoff statement, which includes per-day interest.
- Your escrow balance and your homeowners insurance declarations page.
- Two years of W-2s or tax returns, recent pay stubs, and bank statements (required for a cash-out, and sometimes for an IRRRL).
- Your COE or VA.gov login.
Then check your payment history. An IRRRL generally requires on-time payments over the prior 12 months, plus a seasoning period before you can refinance. In practice that has meant 210 days since your first payment was due and at least six payments made. Confirm the current rules in the VA Lender’s Handbook, because they can be updated.
If you have a late payment, an open collection, or a title issue, tell me now. A single late payment can change which investors will take the file, and finding that out in week one is far cheaper than finding it out at underwriting.
Step 5: Compare Offers Using a Side-by-Side Table and Real Math
Put the providers next to each other before you compare rates. The figures below reflect published minimums and typical processes as of October 2026. Confirm them with each provider, since overlays and pricing change.
| Provider | FICO Min | Lender Type | Loan Shelf | Fees | Credit Pull Before Firm Numbers |
|---|---|---|---|---|---|
| VaLoansPro.com (Duane Buziak) | 500 | Independent broker | 500+ wholesale lenders | Broker-negotiated, shop-able | Soft pull (NoTouch Credit Pull) |
| Veterans United | 620 | Direct lender | Single VA-specialty shelf | Third-party data suggests origination on the higher side; verify | Application, then hard pull |
| Rocket Mortgage | Varies (no public VA floor) | Direct lender | Single shelf | Varies; compare Loan Estimates | Full application and hard pull |
| Movement Mortgage | 580 (VA) | Direct lender | Single shelf | Varies; compare Loan Estimates | Full application and hard pull |
Veterans United’s VA-only focus is a real strength, and its processing team has deep experience with VA files. The trade-off is one shelf and a higher credit floor. My side of the ledger is the number of options: a Scotsman Guide #114 national ranking, VA Broker of the Year 2024 and 2025, and a soft-pull process that matches the digital convenience of the big names.
Worked example (illustrative, not a quote): Suppose you owe $350,000 on a 30-year loan at 6.75%. Principal and interest is about $2,270 a month. An IRRRL at a hypothetical 6.0% brings it to about $2,098, a saving of roughly $172 a month. The 0.5% funding fee is $1,750. Add an assumed $2,500 in other costs and you have $4,250 to recoup. Divided by $172, the break-even is about 25 months, inside the 36-month window.
When Loan Estimates arrive, compare them line by line. Focus on Section A (origination charges) and any points. The CFPB’s Loan Estimate explainer shows what each section means.
Step 6: Lock Your Rate and Complete the Application
A rate lock holds your rate for a set number of days. Match the lock length to your closing timeline: a longer lock costs more, while a short one risks expiring if underwriting runs late. Whether a float-down (the option to take a lower rate if the market drops) is available depends on the investor, so ask before you lock.
This is where being a broker pays off in practice. If your credit, goal, or documents fit a different investor better than the one we first priced, I move the file to whichever of the 500+ wholesale lenders is the best fit. You don’t restart the process. Where available, I can structure no-out-of-pocket closing options so you bring little to nothing to the table at closing.
A mortgage pre approval without hard pull happens at the NoTouch stage. The hard pull comes only after you choose to proceed, so the decision stays yours. This also works as a no credit hit mortgage application until you are ready.
One local data point matters if you plan to take cash out. FHFA set the 2026 baseline conforming loan limit at $832,750, with higher limits in designated high-cost counties. Whether a county limit applies to you depends mainly on second-tier entitlement. Look up your county on the FHFA conforming loan limit page, whether your home is in Virginia, Florida, Tennessee, or Georgia.
Finally, don’t plan to borrow extra on an IRRRL. It allows only a small cash allowance (verify the current amount with the VA), so a larger need calls for the cash-out product.
Step 7: Close, Verify the Numbers, and Watch the First Payments
You must receive your Closing Disclosure at least three business days before closing. Compare it against your Loan Estimate for the rate, loan amount, funding fee, and total cash to close. The CFPB’s Closing Disclosure page explains each section. If a number moved, ask why before you sign.
On a refinance of your primary residence, you also get a three-business-day right of rescission after signing. The loan funds after that period ends, not on signing day.
Expect a skipped-payment illusion. Your first new payment usually isn’t due for 30 to 60 days after closing, and the final interest on the old loan is paid out of the payoff. That gap is not free money, because interest is already accounted for, and any escrow refund from your old servicer arrives separately, often within a few weeks.
After closing, do these four things:
- Confirm the old loan shows paid in full, with a zero balance letter from the prior servicer.
- Track your escrow refund and follow up if it hasn’t arrived within the servicer’s stated timeline.
- Set the new payment on autopay.
- Write down your break-even date, using the calculation from Step 5.
Checking Your Break-Even Before You Commit
The refinance only worked if the savings outlast the costs. Compare your final Closing Disclosure to the break-even you calculated, and keep the home long enough to cross it. If you expect to sell or move before then, the math may not favor you. If you’re ready to see real pricing, start with a NoTouch Credit Pull through VA Loans Pro by Duane Buziak, with no hard inquiry. Learn more about our services
Refinancing With a VA Loan: Your Questions Answered
Do I need a new appraisal for an IRRRL?
Often no, but it depends on the investor. Many IRRRLs close without an appraisal, while a cash-out refinance always requires one.
Can I refinance a non-VA loan into a VA loan?
Yes, through a VA cash-out refinance. If you hold a conventional or FHA loan and have VA eligibility, you can replace it, subject to the investor’s LTV limits.
Is there a credit score minimum for a VA refinance?
The VA sets no minimum score, but investors add their own. Veterans United publishes 620 and Movement 580 on VA loans, while my broker network works down to 500 FICO, with approval depending on the full file.
How soon can I refinance after buying?
For an IRRRL, generally after 210 days from your first payment due date and six payments made. Confirm the current rule in the VA Lender’s Handbook.
Is the funding fee waived with disability?
Yes, veterans receiving VA disability compensation are exempt, as are certain surviving spouses. Your COE shows whether the exemption applies.
Can I take cash out on an IRRRL?
Only a small allowance, so plan for a cash-out refinance if you need real equity. Verify the current amount on VA.gov.
How much does a VA refinance cost?
It varies by product and provider. As of 2026 the funding fee is 0.5% for an IRRRL and 2.15% for a first-use cash-out, plus origination, title, and appraisal costs where they apply, some of which can be structured as no-out-of-pocket closing options.
Will shopping hurt my credit?
Not if you start with a soft pull. A NoTouch Credit Pull shows pricing with no hard inquiry, while applying to several direct lenders can produce separate hard pulls.
This article is for general information and is not financial or legal advice. Rates, fees, and program rules are subject to change, and nothing here is a rate quote, guarantee of approval, or commitment to lend. Consult a licensed professional about your situation. Equal Housing Opportunity.
About the author: Duane Buziak, NMLS #1110647, is a Scotsman Guide Top Originator (#114 nationally, $51.2M), a VA Broker of the Year for 2024 and 2025, and holder of 1,400+ five-star reviews. He originates VA loans through Coast2Coast Mortgage LLC, NMLS #376205, for veterans in Virginia, Florida, Tennessee, and Georgia. Read his full background on the About page.