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I am a full service mortgage broker. Although VA is the majority of what I do, I also have other mortgages like FHA, Conventional, USDA and Non QM.

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Dayton and Cincinnati are the majority of my business. However, I'm authorized to offer mortgage loans in 40 states. For loans outside of these areas, I can refer them to friends in the business.

What Is Intermittent Occupancy With The VA Home Loan?

When it comes to VA home loans, one topic that often raises questions is intermittent occupancy. What does it mean, and how can you navigate it successfully? In this blog post, we’ll define intermittent occupancy and provide you with the key steps to get approved in these scenarios. Here are three key takeaways to highlight this critical information:

Key Takeaways

Definition of Intermittent Occupancy: Intermittent occupancy occurs when someone lives a long distance from their workplace, typically involving a commute of over an hour. This situation can require maintaining a second residence.
Different Guidelines for Active Duty and Civilians: The VA has specific guidelines that differ between active duty military personnel and civilian jobs. Understanding these distinctions is essential for avoiding complications during the loan process.
Importance of Documentation and Reasoning: To successfully navigate intermittent occupancy, it’s crucial to demonstrate strong ties to the area where you’re establishing your residence and provide a valid reason for your occupancy situation.

Take the 30 second mortgage quiz to see if you qualify

What Is Intermittent Occupancy?

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.

VA Guidelines on 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.

Take the 30 second mortgage quiz to see if you qualify

Strategies for Getting Approved

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.

Final Thoughts

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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Licensing Info

I can originate VA mortgage loans anywhere that I’m licensed. I’m licensed in Alabama, Arkansas, Arizona, California, Colorado, Delaware, Florida, Georgia, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Michigan, Minnesota, Mississippi, Missouri, New Mexico, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, South Carolina, Tennessee, Texas, Virginia, Washington, and Wisconsin. Additionally, our team can originate mortgages in several additional states through our corporate referral program.

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Carlos Scarpero

Carlos Scarpero is the founder of Scarpero.com and a mortgage loan officer focusing on VA and Non QM mortgage loans. He is also the author of VA Loans Made Easy.