VA home loans are as diverse as the people who apply for them. The Department of Veterans Affairs recognizes that different buyers have a variety of needs–some want a typical house in the suburbs, others prefer condominiums, still others are looking to buy a mobile home.

VA mortgage loans are available for all of these types of purchases. Because of the unique nature of each, there is no such thing as a “standard” VA mortgage that can apply across the board. Suburban homes have different requirements and regulations than manufactured homes or mobile homes, and condominiums have their own requirements, too.

For example, because a mobile home can be transported, there are VA rules that require the mobile home to be affixed to a permanent foundation in order to qualify for the maximum loan amount. Condo loans are only for properties on a list of VA approved condo projects.

Suburban homes have their own restrictions. For example, a VA loan will not be approved if a property falls with a specified distance of high-voltage power lines. Properties located near known flood zones may not be eligible depending on the geography and distance to the zone.

Some types of homes are not permitted to be financed with15-year or 30-year VA mortgages. A house boat is one example–there is no way a houseboat can be affixed to a permanent foundation, so it does not meet the types of “real property” standards required for a 15 or 30 year home loan on a piece of real estate.

Research and planning related to the specific kind of property you want to buy is one reason the Department of Veterans Affairs counsels VA loan applicants to start preparing at least a year in advance prior to applying for a mortgage. It’s very helpful to commit to a certain kind of property the same way a buyer commits to a price range, geographic location, etc.

Buyers who know the type of property, the length of the loan, and the geographic location where they want to buy start the process off right. Those who are undecided on these issues should consider themselves in “window shopping mode”. Until you decide on the specifics, you won’t be able to make concrete decisions about the loan itself.