---
title: New Federal Law Requires a VA Home Loan Notice on Mortgage Applications
slug: va-home-loan-disclosure-law-mortgage-application
description: >-
  A 2026 federal law adds a VA home loan notice to the standard mortgage
  application. See what changes, when, and how to ask your lender about VA
  terms.
publishedAt: '2026-10-03T09:00:00.000Z'
updatedAt: '2026-10-04T00:00:00.000Z'
author: Terry Courtney
categories:
  - VA Loan Help
canonical: >-
  https://www.veteranpcs.com/blog/va-home-loan-disclosure-law-mortgage-application
componentSlug: va-loan-help
stateSlug: oklahoma
---
# New Federal Law Requires a VA Home Loan Notice on Mortgage Applications

Yes, a new federal law will put a VA home loan notice on the standard mortgage application. The [21st Century ROAD to Housing Act](https://www.govinfo.gov/app/details/PLAW-119publ101), Public Law 119-101, became law on July 11, 2026. It tells the Federal Housing Finance Agency (FHFA) to require Fannie Mae and Freddie Mac to add a military service question and this notice to the form: "If yes, you may qualify for a VA Home Loan. Consult your lender regarding eligibility."

The deadline for FHFA to act is January 11, 2027. Until the new form is in use, do not wait for the paperwork. Ask your lender directly whether you have been checked for VA loan eligibility and ask to see VA terms next to any other quote.

This guide explains what the law does, what it does not do, and how it fits a home search in Oklahoma City or anywhere else you PCS (Permanent Change of Station, the military term for an assigned move). It was written with Oklahoma City Realtor and Air Force veteran Terry "TJ" Courtney, who first raised the topic for his clients near Tinker Air Force Base. Legal details below were checked against the enacted law.

## Why a VA Home Loan Disclosure Law Was Needed

A VA home loan is a mortgage backed by the Department of Veterans Affairs (VA). It is open to many service members, veterans, and surviving spouses. Even so, a buyer can apply for a mortgage and never have the VA option come up. The loan officer may run conventional or FHA (Federal Housing Administration) numbers, and nothing on the form forces the VA question.

TJ Courtney sees that gap in his own work. In his words:

> "I've sat across the table from more than one veteran near Tinker AFB who had no idea they were leaving a no-down-payment loan on the table." (TJ Courtney, Realtor and USAF veteran, Oklahoma City)

He notes it is usually not bad intent. The process just never prompted the conversation. The new law is meant to close that gap on the application itself.

## What the ROAD to Housing Act Actually Changes

Two sections of the law affect military and veteran homebuyers. Some early summaries numbered them differently, so here is how they read in the [enacted text published by the Government Publishing Office](https://www.govinfo.gov/content/pkg/PLAW-119publ101/html/PLAW-119publ101.htm).

### Section 601: The VA Home Loan Notice

Section 601 is titled "Military Service Question." It requires the FHFA Director to make Fannie Mae and Freddie Mac add a disclosure on the Uniform Residential Loan Application (URLA). The URLA is the standard mortgage application most lenders use, also called Form 1003.

- **Where it goes:** directly below the military service question and above the signature line
- **What it says:** "If yes, you may qualify for a VA Home Loan. Consult your lender regarding eligibility."
- **Who sees it:** every applicant sees the question, and the notice speaks to anyone who answers yes
- **Deadline:** FHFA must act within 6 months of enactment, which is January 11, 2027

Section 601 also orders a study by the Government Accountability Office (GAO), Congress's watchdog agency. Within 18 months of enactment, or by January 11, 2028, GAO must report to Congress on whether fewer than 80 percent of lenders using the URLA have added the notice.

### Section 603: The VALID Act

Section 603 is the Veterans Affairs Loan Informed Disclosure (VALID) Act. It does two things.

- **Moves the military service question.** The current URLA already asks about military service, but the question sits early in the form, in the borrower information section, according to the [current Fannie Mae Form 1003](https://singlefamily.fanniemae.com/media/7991/display). The law requires the question to sit above the signature line, with "Yes," "No," and "Prefer Not To Answer" choices.
- **Adds VA to an FHA disclosure.** Under [24 CFR 203.10](https://www.ecfr.gov/current/title-24/subtitle-B/chapter-II/subchapter-B/part-203/subpart-A/subject-group-ECFR7fe3ecd504c1eac/section-203.10), FHA lenders must give some applicants a one-page "informed consumer choice" notice comparing FHA costs with similar conventional loans. The VALID Act adds a comparison with a VA-backed loan at prevailing interest rates.

That FHA comparison has limits. It applies only to FHA applicants who, in the lender's judgment, may qualify for a similar conventional loan. The law also says lenders do not have to determine whether you are eligible for any loan in that notice. It is a cost comparison, not a VA eligibility check.

## Key Dates at a Glance

| Date | What happens | Source |
| --- | --- | --- |
| July 11, 2026 | ROAD to Housing Act becomes law (Public Law 119-101) | [Enacted law](https://www.govinfo.gov/content/pkg/PLAW-119publ101/html/PLAW-119publ101.htm) |
| January 11, 2027 | Deadline for FHFA to require the military service question and VA notice on the URLA | Sections 601 and 603 |
| After FHFA acts | Fannie Mae and Freddie Mac set the dates lenders must start using the updated form | [Docutech compliance update, Aug. 2026](https://compliance.docutech.com/preparing-for-mortgage-document-changes-under-the-road-to-housing-act) |
| January 11, 2028 | Deadline for the GAO report on how many lenders added the notice | Section 601 |

January 11, 2027 is the deadline for FHFA's order. It is not a promise that every lender's form changes that day. Fannie Mae and Freddie Mac still have to publish the revised form and set transition and mandatory-use dates. HUD (the Department of Housing and Urban Development) also has to explain how lenders should calculate and present the new VA comparison on the FHA notice.

Want help weighing VA against other loans before you apply? [Talk with TJ Courtney, a VeteranPCS agent in Oklahoma City](https://www.veteranpcs.com/contact-agent?form=agent&fn=Terry&id=001Rg00000gPfEH&state=oklahoma). There is no cost and no obligation.

## What the Law Does Not Change

This law is about disclosure. It does not change the VA loan program itself.

- It does not change VA loan entitlement, funding fees, or appraisal rules.
- It does not require lenders to approve a VA loan or to offer one.
- It does not create a side-by-side VA comparison for every borrower. The new VA comparison lives on the FHA notice, which only some FHA applicants receive.
- It does not replace your Certificate of Eligibility (COE), the VA document that shows you qualify.

## Why VA Terms Are Worth Comparing

The notice matters because VA loans carry real benefits. According to [VA's purchase loan page](https://www.va.gov/housing-assistance/home-loans/loan-types/purchase-loan/), VA-backed purchase loans offer:

- No down payment, as long as the sales price is not higher than the appraised value
- No private mortgage insurance (PMI)
- Often better terms and interest rates than other loans from private lenders
- Limited closing costs, which the seller may pay

Most VA loans also carry a one-time VA funding fee, unless you are exempt. Our [guide to the VA funding fee](/blog/understanding-the-va-funding-fee-a-complete-guide-for-military-families) explains who pays it and how much. For a full side-by-side look, read [VA loan vs. conventional loan](/blog/va-loan-vs-conventional-loan) and [VA loan vs. FHA loan](/blog/va-vs-fha).

Zero down is not always the right call for every buyer. TJ walks through that choice in [Should You Put Money Down on a VA Loan in Oklahoma City](/blog/should-you-put-money-down-on-a-va-loan-in-oklahoma-city).

## What This Means If You Are Buying Near Tinker AFB

TJ says most of the veterans and active duty families he works with already know they have VA eligibility. What they do not always know is how VA terms compare with the first loan a lender offers. That is the gap this law targets.

If you are PCSing to Tinker or already stationed there, here is the practical effect:

- **Before the new form:** raise the VA question yourself. Do not assume it will come up.
- **After the new form:** answer the military service question and look for the VA notice right above where you sign.
- **If you apply for an FHA loan:** watch for the informed consumer choice notice once HUD updates it. It should show a VA comparison.
- **Either way:** ask to see VA terms next to any conventional or FHA quote.

New to the area? Our [Tinker AFB PCS guide](/blog/tinker-air-force-base-pcs-guide) covers neighborhoods, commutes, and housing in Midwest City, Del City, Moore, Edmond, and other communities around the base.

## What to Ask Your Lender Right Now

You do not need to wait for January 2027. TJ suggests asking your lender this question directly:

> "Have I been screened for VA loan eligibility, and can I see VA terms alongside whatever else you're quoting me?"

A few more steps help before you start touring homes:

- **Get your COE early.** VA lets you [request a Certificate of Eligibility](https://www.va.gov/housing-assistance/home-loans/how-to-request-coe/) online, through your lender, or by mail with VA Form 26-1880. Our [VA loan Certificate of Eligibility guide](/blog/va-loan-certificate-of-eligibility) walks through each option.
- **Compare at least two quotes.** Line up rate, fees, and monthly payment for VA and any other loan type on the same home price.
- **Pick a team that knows VA loans.** See [who you need on your VA loan home buying team](/blog/va-loan-home-buying-team-who-you-need-to-know).

## Frequently Asked Questions

### When does the VA loan disclosure requirement take effect?

The law took effect on July 11, 2026, but the form change comes later. FHFA must require Fannie Mae and Freddie Mac to add the notice by January 11, 2027. The enterprises then set the dates lenders must start using the new form. Until then, ask your lender about VA eligibility yourself.

### Was the ROAD to Housing Act signed by the President?

No. The bill was presented to the President on June 29, 2026, and became law without his signature on July 11, 2026, according to the Office of the Federal Register note on the [enacted law](https://www.govinfo.gov/content/pkg/PLAW-119publ101/html/PLAW-119publ101.htm).

### Does this law change how VA loans work?

No. It does not change VA loan entitlement, funding fees, or appraisal rules. It changes what the application and one FHA notice tell you, so you hear about the VA option before you commit to another loan.

### Does every lender have to show the VA notice?

The rule applies to the Uniform Residential Loan Application that Fannie Mae and Freddie Mac maintain, which most lenders use. Congress built in a check: GAO must report by January 11, 2028 on whether fewer than 80 percent of lenders using the form have added the notice.

### Will my lender now tell me if I qualify for a VA loan?

Not automatically. The notice says you "may qualify" and tells you to consult your lender. The VALID Act also says lenders do not have to determine your eligibility for the loans in the FHA notice. Your COE is what confirms eligibility.

### How do I check my VA loan eligibility before I shop for a home?

Request your Certificate of Eligibility through VA.gov, through a VA-approved lender, or by mail. Have your discharge or separation papers, such as a DD214, ready. TJ recommends confirming eligibility before you start touring homes near Tinker so you know your financing options.

## Get Local Help Comparing Your VA Options

If you are weighing VA against conventional or FHA financing for a home in Oklahoma City, Edmond, Moore, Norman, or anywhere around Tinker AFB, a VeteranPCS agent can help you understand what your VA benefit looks like in today's market.

Know someone with a PCS or a home purchase coming up? Share this guide with your military network so they ask the VA question early.

*This post was adapted from an article by TJ Courtney, a Realtor and U.S. Air Force veteran in Oklahoma City. His observations are his own. VeteranPCS checked the legal details against the enacted law and official agency sources.*

*This content is for informational purposes. Consult a professional for personal financial decisions.*