What is Certificate of Eligibility (COE)
How a COE fits into a VA assumable loan
How a COE fits into a VA assumable loan
When a VA loan is assumed, the existing mortgage and its terms transfer from the current borrower to a new qualified borrower. The Certificate of Eligibility (COE) is central to that process because it is the VA's official confirmation that the new borrower has earned the VA home loan benefit.
Lenders use the COE to verify three main points in an assumption scenario:
- Service-based eligibility: The COE shows that the buyer meets the VA's minimum service requirements and is entitled to VA loan benefits.
- Available entitlement: The document indicates how much VA entitlement the buyer has available, which affects whether the VA will guarantee the assumed loan and, in some cases, how the seller's entitlement is restored.
- Type of eligibility: The COE can reflect whether the benefit comes from veteran, active duty, reservist, National Guard, or surviving spouse eligibility, which can impact lender documentation requirements.
In practice, the lender will not finalize the VA loan assumption without a valid COE for any buyer who is using their own VA entitlement. The COE reassures the lender that the VA will stand behind a portion of the assumed loan, which is what allows the assumption to move forward under VA program rules.
If the buyer is not eligible for VA benefits, a COE is not available. In that case an assumption may still be possible under the VA guidelines, but the seller's VA entitlement typically remains tied up in the loan until it is paid off in full, refinanced into a non‑VA loan, or assumed by an eligible borrower with a proper COE.
Key COE details buyers and sellers should understand
Key COE details buyers and sellers should understand
Because the COE carries important information, both sides of a VA assumable loan should understand what is on it and how it affects the transaction.
Typical information shown on a COE includes:
- Entitlement amount: Shows how much VA backing the borrower has available. This helps determine if the VA will fully guarantee the assumed loan or if some entitlement from the seller will remain tied up.
- Funding fee status: Indicates whether the borrower is exempt from the VA funding fee, often due to a qualifying service‑connected disability or other VA‑recognized condition.
- Prior VA loan usage: Notes whether entitlement is already in use, partially restored, or fully restored, which can matter when a seller wants their entitlement released during an assumption.
- Conditions or restrictions: May outline specific conditions, such as requirements related to active duty status or prior defaults on VA loans.
For buyers, reviewing the COE with the lender early in the process helps clarify what is needed to assume the loan and whether any additional documentation is required. For sellers, confirming that the buyer has sufficient entitlement reflected on their COE is a key step if the goal is to obtain a full release of liability and restoration of the seller's VA entitlement once the assumption is complete.
Both parties should treat the COE as a core piece of the VA assumable loan puzzle. When it is obtained early, reviewed carefully, and understood clearly, it helps prevent delays and supports a smoother, more predictable assumption process.
Find Homes With Assumable Mortgages
