Thinking about moving to Jenison and using your VA home loan benefits? You are not alone. A VA loan can help you buy with little or no money down and keep your monthly costs predictable, which is a big help during a relocation. In this guide, you will get a clear, step-by-step plan tailored to Jenison and Ottawa County, plus tips to avoid common hang-ups so you can move with confidence. Let’s dive in.
Why use a VA loan in Jenison
VA loans are designed to make homeownership more accessible for eligible veterans and service members. According to the U.S. Department of Veterans Affairs, VA purchase loans often allow a 0% down payment and offer competitive interest rates because the loan is backed by the VA. You still work with a private lender, but the VA guarantee helps reduce risk and cost for you. Review key benefits and rules on the VA’s official site for VA Home Loans.
A few fundamentals to keep in mind:
- Eligibility depends on your service history and discharge status, and you will need a Certificate of Eligibility before closing. Learn the basics from the CFPB’s overview of VA loans and the VA’s site.
- Entitlement rules affect how much the VA guarantees. Many borrowers with full entitlement are not subject to traditional county loan limits. If you have reduced entitlement, your lender will explain any down payment requirements.
- The VA funding fee is a one-time cost that can typically be financed into your loan. Some veterans with qualifying service-connected disabilities are exempt. See the VA’s guidance on fees and exemptions on the VA Home Loans site.
- You must plan to occupy the home as your primary residence within a reasonable time after closing. The VA allows certain exceptions for service situations.
Step 1: Get your COE and documents ready
Your Certificate of Eligibility confirms your VA loan benefit. You can request it yourself through VA systems or have your lender retrieve it digitally. The VA explains options for obtaining your COE on the VA Home Loans site.
Gather these items early so preapproval moves fast:
- COE or DD-214 and government photo ID
- Recent pay stubs, W-2s for 2 years, and tax returns if self-employed
- Bank statements for assets and reserves
- Documents for other income, such as VA disability awards
- Any bankruptcy discharge papers or divorce decree, if applicable
Step 2: Choose a VA-experienced lender
Shop lenders who regularly close VA loans in Ottawa County. Ask about their experience with VA underwriting, the VA appraisal process, and local appraiser availability. Request a Loan Estimate so you can compare rates, fees, and funding fee assumptions. Clear answers now help you avoid surprises later.
Step 3: Get preapproved, not just prequalified
A written preapproval letter confirms your budget and strengthens your offer in competitive situations. Keep your credit steady during this phase. Avoid big purchases or new lines of credit until after closing.
Step 4: Focus your search on Jenison
Create a practical list of must-haves and nice-to-haves. Consider:
- Commute routes to Grand Rapids-area employers along the I-196 and US-31 corridors, and plan for winter driving.
- School attendance zones in the area served by West Ottawa Public Schools. Review neutral boundary and program information on the West Ottawa Public Schools site.
- Property type. Single-family homes are common, with some condos and limited manufactured-home options. Verify condo VA approval and manufactured-home eligibility early.
- Utilities. Parts of Jenison have municipal water and sewer. Some properties use wells and septic systems. The township can help you confirm service through Georgetown Township.
Step 5: Work with a VA-savvy agent
Choose an agent who understands VA terms and local market norms in Jenison and Ottawa County. Your agent should be comfortable with VA appraisal contingencies, repair negotiations, and timelines. A knowledgeable guide can help you set realistic deadlines that keep the deal on track.
Step 6: Write a competitive VA offer
Your offer should include standard protections and VA-specific items:
- Inspection contingency and financing contingency for a VA loan
- Appraisal contingency and, if advised, the VA “escape clause” language
- Clear timelines for inspections, appraisal, and closing
- Earnest money that shows commitment without overextending your budget
Sellers can offer concessions toward closing costs, which can reduce your cash at closing. You will typically still pay the VA funding fee unless you are exempt, but it is often financed.
Step 7: Schedule inspections and plan for the VA appraisal
Hire a licensed home inspector. The VA appraisal is not a full inspection. It checks market value and ensures the home meets the VA’s Minimum Property Requirements for safety, soundness, and sanitation. Learn what the VA appraiser looks for on the VA Home Loans site.
Be prepared for two realities in Jenison and other suburban markets:
- VA appraiser availability can affect scheduling. Build in a little time.
- If the appraiser cites MPR issues, the repairs must be completed before closing or handled per lender and VA rules.
Step 8: Negotiate repairs with clarity
Your inspector may find issues that are not MPR-related. Decide which items you want the seller to address and which you can handle after closing. For required MPR repairs, agree on who does the work, by when, and how completion will be verified before closing.
Step 9: Complete underwriting and review your Closing Disclosure
Your lender will request final documents during underwriting. Respond quickly. When you receive the Closing Disclosure, review your funding fee, prepaid items, escrows, taxes, and any seller credits. Ask your lender to explain anything that is not clear.
Do a final walkthrough to confirm the home is in the expected condition and that all agreed repairs are complete.
Step 10: Close, move in, and confirm services
Once your loan funds and records, you can move in according to VA occupancy rules. After closing, take care of these tasks:
- Transfer or start utilities and confirm trash, recycling, and snow removal services with Georgetown Township if needed.
- Verify your first property tax due dates and any special assessments through Ottawa County’s property and tax records.
- Keep your COE, loan documents, and inspection reports in a safe place for future reference.
Local insights for Jenison buyers
- Commuting and winter prep. Commutes often run along I-196 or US-31. Plan for winter driving conditions and factor in snow removal and heating efficiency when comparing homes.
- Utilities and systems. If the property has a well or septic system, budget for specialized inspections. Municipal connections vary by location in Jenison; verify early with Georgetown Township.
- Basements and radon. Basements are common in Michigan. Consider a radon test and review the EPA’s radon guidance so you know your mitigation options if levels are elevated.
- Taxes and assessments. Property taxes reflect county, township, and school millages, and there may be special assessments for local improvements. Review parcel history and any pending assessments on Ottawa County’s site before you finalize your budget.
Common pitfalls and how to avoid them
- Appraisal delays. In smaller or suburban markets, VA appraisers may be in high demand. Set realistic timelines and order the appraisal as soon as you are under contract.
- VA MPR repairs. Roof issues, peeling lead-based paint on older homes, and unsafe handrails can trigger repair requirements. Budget time for fixes and lean on your agent to negotiate solutions.
- Condo approvals. Not all condo projects are VA-approved. Check a project’s status early using the VA’s condo approval resources on VA Home Loans.
- Manufactured homes. These have stricter VA rules, including foundation and title requirements. Confirm eligibility with your lender before making offers.
- Funding fee assumptions. Some buyers are exempt from the VA funding fee. Verify your status with your lender and the VA so your cost estimates are accurate.
- Seller misconceptions. Some sellers worry VA loans are harder to close. A strong preapproval, clear timelines, and an agent who can explain the process will help your offer stand out.
Timeline and costs to expect
Every move is different, but plan for this general flow:
- Preapproval and COE: a few days to 2 weeks
- Home search and offer: weeks to months
- Appraisal and underwriting: about 30 to 45 days
Upfront costs to plan for include inspection fees, a possible appraisal fee, earnest money, moving costs, homeowner’s insurance, and closing costs. Seller concessions can help, but they may not cover everything.
We are here to help
You deserve a smooth transition and a clear plan. Our team serves veterans and military families across West Michigan with step-by-step guidance, VA loan know-how, and local insight into Jenison and Ottawa County. If you are relocating, let’s map your timeline, financing, and neighborhood priorities together. Schedule a consultation with William Leiter.
FAQs
What documents do I need for a VA loan when relocating to Jenison?
- Gather your COE or DD-214, photo ID, recent pay stubs, two years of W-2s, bank statements, tax returns if self-employed, and any VA disability award letters.
Are condos in Jenison eligible for VA loans?
- Many are, but a condo project must meet VA requirements; check approval status early using resources on the VA Home Loans site.
How long does a VA loan closing take in Ottawa County?
- After contract acceptance, plan for about 30 to 45 days for appraisal and underwriting, with extra time if repairs are required by the VA appraiser.
What should I know about wells and septic for Jenison homes?
- Some properties use well and septic systems; plan for specialized inspections and confirm utility connections with Georgetown Township.
Do I have to move in right after closing with a VA loan?
- The VA requires you to occupy the home as your primary residence within a reasonable time after closing, with certain exceptions for service situations explained on VA Home Loans.
