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I am behind on my VA home loan. What help is there?

VA offers several ways to help veterans, servicemembers, and surviving spouses keep their homes. The newest is the VA Partial Claim Program, where VA pays your missed amount after you finish a 3-month trial payment plan. You do not make monthly payments on the partial claim. Ask your servicer about it now, and call VA if your servicer is not helping.

By Guillermo Serafin, broker and owner of Serve First Realty. Updated October 2026.

What is the VA Partial Claim?

The VA Partial Claim Program pays the amount you are behind, so your loan is current again. Here is how it works:

First, you finish a 3-month trial payment plan.
Then VA pays your missed amount to bring the loan current.
The partial claim has no monthly payment. You repay it when you pay off the loan, refinance, or sell the home.
It can generally cover up to 25 percent of your unpaid principal balance. Some borrowers who missed a payment between March 1, 2020 and May 1, 2025 may get up to 30 percent.
If you already got certain earlier COVID-era VA partial claims on the same loan, you are not eligible.

Is the program open now?

Yes. A federal law signed July 30, 2025 created it, and VA opened it on June 15, 2026. Servicers must have it set up in their systems by November 28, 2026. If your servicer says it is not ready yet, ask again, write down who you spoke with, and call VA.

The older VA Servicing Purchase program, called VASP, ended in 2025. The partial claim replaced it.

What other VA options are there?

VA Loan Technicians, who can step in and work with your servicer.
Special forbearance, which gives you time.
Repayment plans, which spread out what you owe.
A traditional VA loan modification, or a 30-year or 40-year modification.

If you cannot keep the home, VA options include extra time to sell it yourself, a short sale (VA calls it a compromise sale), or a deed in lieu of foreclosure.

Who do I call?

Start with your servicer. The number is on your monthly statement. Ask: "Can you review me for the VA Partial Claim Program?"
If your servicer is not helping, call VA at 877-827-3702, option 6. Hours are Monday to Friday, 8 a.m. to 6 p.m. Eastern time. TTY users can dial 711.
Visit VA's page for help if you are having trouble making payments.
Get free help from a HUD-approved housing counselor at 800-569-4287.
Your County Veterans Service Office can connect you to VA benefits and local help.

What if I have a CalVet loan?

A CalVet home loan is different from a VA-guaranteed loan. CalVet owns and services its own loans, so call CalVet directly, using the number on your CalVet statement.

Are you on active duty?

If you took out your mortgage before active duty, the Servicemembers Civil Relief Act may protect you. It generally caps the interest rate at 6 percent on debts from before service. A foreclosure sale during service, or within one year after, is generally not valid without a court order or a proper agreement. Free legal help is available from your military legal assistance office. See our guide to military SCRA protections.

Tips to protect yourself

Apply early, and send a complete application. Use our loan modification checklist.
Keep a record of every call. Use our servicer call log.
California and federal servicing rules still apply. Read about your servicer's federal duties.
VA help is free. Never pay anyone up front to get you a loan modification.

General information, not legal advice. Program details can change, so confirm them with your servicer or VA. Sources: U.S. Department of Veterans Affairs, "Trouble making payments" (va.gov); VA Home Loan Program Reform Act (2025); Servicemembers Civil Relief Act, 50 U.S.C. section 3953; California Civil Code section 2944.7.

Your Foreclosure Alternatives Compared
A side-by-side look at your choices to avoid foreclosure.
Loan Modification Application Packet Checklist
The papers to send for a loan change, and a sample hardship letter.
Servicer Call Log and Document Tracker
A printable log to track every call and letter with your mortgage company.

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IMPORTANT NOTICE

Serve First Realty is not associated with the government, and our service is not approved by the government or your lender.

Even if you accept this offer and use our service, your lender may not agree to change your loan.

Asking for a guide or giving contact permission does not stop foreclosure or extend a deadline.

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