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Intermittent occupancy refers to a living situation in which a person possesses a primary residence that is separate from their place of employment. This often happens when the commute is lengthy. For instance, if someone is working over an hour away and needs a secondary residence to facilitate that commute, they are experiencing intermittent occupancy.
This scenario is different from jobs that require frequent travel, where employees stay in one location and are dispatched to various sites across the country. To illustrate, my father maintained a home in Ohio while working as a consultant, traveling to different cities for extended periods. He flew back home every weekend, which is a classic example of intermittent occupancy.
The VA has specific guidelines to ensure that intermittent occupancy requests are legitimate and not a means to commit loan fraud. Here’s a simplified breakdown:
Active Duty Military: For military members stationed away from their primary residence, the regulations are straightforward. They can maintain a home for their family while being stationed elsewhere, as long as they demonstrate an intent to return to their principal residence after their service ends.
Civilian Employment: The situation becomes more intricate for civilians. If you have a job that requires you to live in one state while working in another, you can still seek approval through VA guidelines. Sharing your ties to the community, such as family connections or long-term residency, is crucial here.
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When facing an intermittent occupancy scenario, here are some essential steps to consider:
Demonstrate Ties to the Area: Have substantial evidence that you maintain strong connections to the community where you’re establishing your residence. This can include family, prior residency, or plans for long-term living.
Provide Valid Reasoning: Prepare to clearly explain why you need intermittent occupancy. Authentic motivations can help your case significantly.
Consult with Experts: Work with a knowledgeable mortgage broker who has experience with VA loans. This individual will understand the various lenders’ interpretations of the guidelines and can help you find the best option.
Get a VA Opinion Letter: Consider obtaining a letter from the VA Regional Loan Center, detailing your specific scenario. The more information you provide, the better.
Intermittent occupancy is indeed a complex topic within the VA loan framework. It’s crucial to approach this with the right information and support.
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