VA loan rates, refi math, and market notes.
Market education and plain-English explainers from the Bolt Home Loans LLC editorial team.
Divorce and Your VA Loan: Using an Owelty Lien for an Equity Buyout
Divorce attorneys typically present two options: sell the house or refinance it. A VA loan combined with an Owelty lien may create a third path that can keep a veteran in the home without qualifying for a massive new loan, depending on state law, the divorce decree, title requirements, and lender approval.
VA Energy Efficient Mortgage 2026: How the Tiers Actually Work
The VA EEM lets veterans finance energy upgrades into a VA purchase or refinance: up to $3,000 with documented cost of improvements, and $3,000–$6,000 when the lender documents that the energy savings exceed the increase in mortgage payment. Amounts above $6,000 are evaluated case-by-case.
The VA Home Modification Grant Most Disabled Veterans Miss
The Specially Adapted Housing grant pays up to $126,526 for accessibility modifications — ramps, roll-in showers, widened doorways — and the money goes straight to you or your contractor. Most eligible veterans have never heard of it.
You May Qualify for a VA Loan and Not Know It: The Surviving Spouse Benefit
Unremarried surviving spouses of certain veterans may qualify for a VA loan with no down payment, no monthly PMI, and a funding-fee exemption. Here are the eligibility paths and how to get a determination.
Zero Down on a Fourplex: The House Hack Almost No LO Pitches
VA lets you buy a duplex, triplex, or fourplex as a primary residence with zero down and no PMI. Prospective rent from the other units may be considered for qualifying only when VA and lender underwriting requirements are satisfied — it does not count automatically.
The VA Loan Doesn't Cap at the Conforming Limit — and Hasn't Since 2020
The Blue Water Navy Act eliminated the VA loan limit for veterans with full entitlement on January 1, 2020. Guidance predating that change still circulates, so the conforming figure is often mistaken for a cap.
VA Cash-Out to 100% LTV: The Refi No Other Loan Can Match
Conventional caps cash-out at 80%. FHA caps at 80%. VA policy allows up to 100% of appraised value, though some lenders apply their own overlay at a lower limit — ask which limit applies to your file.
Nontaxable Military Income and Mortgage Qualifying: What Loan Officers Should Check
VA disability, BAH, BAS, combat pay, and tax-free pension income may be eligible for a gross-up when calculating qualifying income — but the percentage depends on the applicable agency/investor guideline and your actual tax situation, not a fixed rule.
IRRRL vs. VA Cash-Out in 2026: Which Refi Actually Wins?
Both refis have their moment. Here's a plain-English framework for choosing between an IRRRL streamline and a VA cash-out — with real numbers.
2026 VA Loan Limits Explained (and Why They Don't Cap You)
The 2026 FHFA conforming loan limit is $832,750 in most counties and $1,249,125 in high-cost areas — but veterans with full entitlement have no VA loan limit.
When Should You Lock Your VA Loan Rate?
Locking too early leaves gains on the table. Locking too late risks a bad print. Here's the framework we use with borrowers.
VA Funding Fee 2026: Rates, Waivers, and How to Pay It
The 2026 VA funding fee ranges from 0.5% (IRRRL) to 3.3% (subsequent use cash-out). Here's the full table and every way to reduce or waive it.