By Debbie Gregory.
The Department of Veterans Affairs (VA) is often praised for the education benefits given to those who have served. But just as important, the VA strives to help servicemembers, veterans, and eligible surviving spouses obtain veteran home loans so that they may become homeowners.
An Interest Rate Reduction Refinancing Loan (IRRRL), often referred to as a “Streamline” or a “VA to VA” loan is a great option for providing veteran home loans.
A VA veteran loan provides a home loan guaranty benefit and other housing related programs to help buy, build, repair, retain, or adapt a home for personal occupancy. These loans are obtained through private lenders such as banks and mortgage companies. The VA guarantees a portion of the loan, enabling the lender to provide more favorable terms.
Except when refinancing an existing VA guaranteed adjustable rate mortgage to a fixed rate, it must result in a lower interest rate. When refinancing from an existing adjustable veteran home loan to a fixed rate, the interest rate may increase.
To decide whether it is beneficial to refinance your veteran home loan, the general rule of thumb is that if you can refinance and reduce your interest rate by 1% then it is something worth considering. However, it’s important to consider other factors, such as closing costs and how long you plan on living in the property.
An IRRRL may be done with “no money out of pocket” by including all costs in the new loan or by making the new loan at an interest rate high enough to enable the lender to pay the costs, but you must NOT receive any cash from the loan proceeds.
The occupancy requirement for an IRRRL is different from other VA veteran home loans. When you originally got your VA loan, you certified that you occupied or intended to occupy the home. For an IRRRL you need only certify that you previously occupied it. The loan may not exceed the sum of the outstanding balance on the existing VA loan, plus allowable fees and closing costs, including funding fee and up to two discount points. You may also add up to $6,000 of energy efficiency improvements into the loan.
One more thing to keep in mind is that an IRRRL can only be made to refinance a property on which you have already used your VA loan eligibility. It must be a VA to VA refinance, and it will reuse the entitlement you originally used.
Lenders are not required to make you an IRRRL, however, the lender of your choice may process your application for an IRRRL, and you do not have to go to the lender you make your payments to now or to the lender from whom you originally obtained your VA Loan.
Also keep in mind that the ability to reduce the term of your loan from 30 years to 15 years can save you a lot of money in interest over the life of the loan, if the reduction in the interest rate is at least one percent lower. But this will more than likely result in a large increase in your monthly payment.
Veterans are strongly urged to contact several lenders. There may be big differences in the terms offered by the various lenders you contact.