Can I Buy a Mobile Home With a VA Loan?

Service members and veterans often consider homeownership. While commonly called “mobile homes,” the VA refers to “manufactured homes” for loan purposes, a distinction based on federal building standards. Using a VA loan for manufactured housing requires understanding specific eligibility, property requirements, and procedural steps.

VA Loan Eligibility for Manufactured Homes

VA loans can be used for manufactured homes if they meet specific federal standards. For VA financing, manufactured homes must be built to U.S. Department of Housing and Urban Development (HUD) Manufactured Home Construction and Safety Standards enacted after June 15, 1976. Homes built before this date, often called “mobile homes,” generally do not qualify due to differing safety and construction standards.

Borrowers must also meet general VA eligibility criteria, demonstrated through a Certificate of Eligibility (COE). This document confirms the veteran, active-duty service member, National Guard or Reserve member, or eligible surviving spouse has met minimum service requirements.

Active-duty service members typically need 90 consecutive days of service. Veterans may require 90 days during wartime or 181 days during peacetime. National Guard and Reserve members generally qualify after six years of honorable service, or sooner if activated for 90 cumulative days under federal orders. Surviving spouses of service members who died in service or from a service-connected disability may also be eligible.

Property Eligibility Standards

Beyond borrower eligibility, the manufactured home must meet strict property standards for VA financing. The home must be permanently affixed to a foundation complying with VA and local building codes, classifying it as real estate. Its wheels, axles, and towing hitches must be removed, and it must be titled as real property with the land.

The veteran must own the land or possess a long-term, VA-approved leasehold interest. Renting a lot in a mobile home park is not permitted, as the loan must secure both the home and land as real property. The manufactured home must display its HUD tag, certifying compliance with federal construction and safety standards, and an interior data plate. The home must be in a safe, sound, and sanitary condition, meeting the VA’s Minimum Property Requirements (MPRs). Adequate utilities, including water, sewer, and electricity, must be properly connected.

Steps to Secure a VA Loan for a Manufactured Home

Securing a VA loan for a manufactured home involves several steps once borrower and property eligibility are confirmed. First, find a lender experienced in financing manufactured homes with VA loans, as not all lenders offer this product. Some lenders may have overlays, which are additional requirements beyond VA guidelines, such as specific credit score thresholds or restrictions on single-wide units.

After identifying a lender, the borrower undergoes pre-approval, submitting financial documents like pay stubs, W-2s, bank statements, and their Certificate of Eligibility. Pre-approval estimates the loan amount for which the borrower may qualify, streamlining the property search.

When a qualifying manufactured home is identified, an offer is made, leading to the VA appraisal and inspection. The VA-assigned appraiser evaluates the property to determine its fair market value and ensure it meets VA Minimum Property Requirements, verifying the permanent foundation and HUD tags. Any required repairs identified during the appraisal must be completed before underwriting. The final stages involve the lender’s underwriting review and loan closing, where paperwork is signed and funds disbursed.