We rescue va construction loans
VA One-Time Close construction loans are difficult. Rescuing one after another lender gets it wrong can be even harder. That’s what we do.
Most mortgage lenders build their businesses around loans that are relatively easy to originate, process and close.
Our team chose a different lane.
We specialize in VA One-Time Close construction loans, widely considered one of the most complicated residential mortgage products in the industry. We work with veterans, builders and real estate professionals across the country to finance custom homes, barndominiums and other unique construction projects.
And increasingly, we’re being called when someone else couldn’t get the loan across the finish line.
Why VA Construction Loan Experience Matters
A VA construction loan is not simply a VA purchase loan with a construction contract attached.
Think about what the lender is being asked to do:
Finance the construction of a home that doesn’t exist yet, using that future home as collateral.
The lender has to evaluate the veteran, builder, land, plans, specifications, construction contract, budget, appraisal and completed value—and structure everything so the project can actually make it through construction.
There are a lot of places for an inexperienced lender to get it wrong.
That’s why veterans should be extremely careful about shopping for a VA construction loan based solely on the lowest advertised interest rate or lowest quoted closing costs.
A quote that looks fantastic doesn’t mean much if the lender can’t actually close the loan.
A VA Construction Loan Isn’t Priced Like a Regular Home Purchase
One of the biggest red flags we see is a borrower being quoted what appears to be a standard VA purchase rate for a VA One-Time Close construction loan.
Construction lending involves risks and costs that don’t exist in a normal purchase transaction.
If you’re being shown an unusually low rate or told the construction loan will have essentially no costs, ask questions:
How many VA One-Time Close construction loans has this person actually closed?
Who handles construction underwriting?
Who approves the builder?
Who manages construction draws?
Is the rate actually for the construction product being offered?
How long is the rate locked?
What happens if construction takes longer?
What happens if the appraisal comes in low?
Those questions can be far more important than a rate quote.
We Get Calls Every Month From Veterans Whose Loans Are Falling Apart
The stories are remarkably similar.
A veteran believes they’re approved.
They have land under contract. They have a builder. They have plans. They’ve spent money on surveys, engineering, deposits and other expenses.
Then closing approaches.
Suddenly there’s another requirement.
Then another.
The lender stops returning calls.
Or the borrower discovers that the loan they were promised isn’t actually the loan being offered.
Sometimes they simply get denied.
That’s when our phone rings.
We Rescue VA Construction Loans
Our team has developed an extremely strong track record of taking complicated VA construction files, figuring out what went wrong, what can be salvaged and what needs to be rebuilt, and finding a path to closing when one exists.
Here are just a few recent examples.
A military spouse widow with a problematic loan structure. Her previous VA construction transaction included more than 5% in points, and the existing rate lock was scheduled to expire before permits could even be pulled. We restructured the transaction and worked through the VA process to obtain approval for a new appraisal so the loan could move forward.
A borrower who left us for a lower quote. The borrower originally started with our team but switched to a broker offering what appeared to be a purchase-loan rate. The broker later acknowledged having no previous experience funding this type of loan, and the transaction’s structure had to be corrected. The borrowers came back to us. We welcomed them back, rebuilt what was necessary and finished the loan within a matter of weeks.
A retired Army Colonel who discovered a problem at closing. He and his wife attempted their VA One-Time Close through a local bank. At the point they expected to close, they learned the bank couldn’t fund the transaction as structured. We took over the file, found a way to work with an appraisal that had been ordered incorrectly and funded their construction loan in less than two weeks.
Two Air Force veterans whose builder couldn’t navigate the original process. They initially worked with a broker but encountered builder requirements and other hurdles that prevented the transaction from progressing. We took over, worked through the builder and plan approvals, helped extend the land purchase contract, adjusted the construction contract and plans, addressed the appraisal and funded the loan within weeks.
An Army veteran who discovered he didn’t actually have the VA One-Time Close loan he expected. He and his wife were purchasing land roughly ten hours away to build their home. They believed they had been approved for a VA One-Time Close construction loan through a large national bank. At closing, they discovered they were instead expected to make a substantial down payment on a traditional construction loan and refinance it later.
They called us.
We helped extend the land contract, completed the VA construction process, challenged an appraisal we believed didn’t reasonably support the property, worked through the valuation issues and ultimately funded the loan approximately one month after our first conversation.
And those aren’t stories collected over years.
Those are examples of VA construction rescue loans we recently funded.
Already Having Problems With Your VA Construction Loan?
Don’t wait until the day you’re supposed to close.
If something doesn’t feel right, get a second opinion.
Some files can be fixed relatively easily. Others may require restructuring the loan, correcting the construction contract, working with the builder, addressing appraisal issues, extending a land contract or rebuilding significant portions of the transaction.
And occasionally, there simply isn’t a viable solution.
The earlier an experienced VA construction lender reviews the file, the more options you may have.
You don’t necessarily have to switch lenders just to talk with us.
If you’re already working on a VA construction loan and want someone who understands these transactions to take a second look, send us the situation.
We’ll tell you what we see.
Start With VA Construction Specialists
The best rescue loan is the one that never needs to be rescued.
More veterans are finding Guerrilla Home Loans earlier in their research—through search engines, AI tools, social media groups, builders, Realtors and referrals from other veterans.
That’s important because getting the structure right before purchasing land, finalizing plans, paying deposits or ordering an appraisal can prevent many of the problems we see in rescue transactions.
Whether you’re building a traditional custom home, barndominium or another unique property, start by understanding the financing and your budget.
Then build the rest of the project around numbers that actually work.
Need a VA Construction Loan Rescued?
If you’re a veteran working on a VA One-Time Close construction loan and:
- Your lender stopped communicating
- Your closing keeps getting delayed
- Your builder is being asked for unreasonable or unexpected documentation
- Your appraisal was ordered or completed incorrectly
- Your loan structure suddenly changed
- You’re being asked for significantly more money than expected
- You’ve been denied after previously being told you were approved
- Or you simply want an experienced second opinion
Reach out to us before giving up on the build.
There may still be a path forward.
We love serving fellow veterans, and we’re proud that some of the most difficult calls we receive end with another veteran finally breaking ground on their home.
It’s an honor to serve those who served. 🇺🇸
Sal Zagami NMLS 2055042
SVP of Construction Lending
Supreme Lending NMLS 2129
📞 502-443-5350
📧 [email protected]
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