Background
The VA Home Loan has been an anchor for service members and veterans since it was first established as part of the 1944 G.I. Bill of Rights, also known as the Servicemen’s Readjustment Act. This landmark legislation offered lower interest rates, limited closing costs, and provided a lifetime benefit, allowing eligible borrowers to utilize it multiple times. By 1955, the first group of eligible borrowers had been granted $30 billion in loans and helped to build 20% of all homes after World War II. In passing this legislation, President Franklin D. Roosevelt made the dream of homeownership a reality for the men and women who put their lives on the line in service to our nation.
However, there is a much different picture today. There were more than 58,000 VA loans that went “untapped” in 2024, leaving $28 billion in unused funds meant to secure housing for our veterans and service members. The housing affordability crisis is driving homeownership further and further out of reach, and most veterans don’t even know they have a lifeline available. Today, only 10-15% of eligible veterans are using this benefit. Many service members and veterans are unaware of the VA home loans, and many realtors steer potential buyers towards conventional mortgages due to the misperception that they are easier to close than a VA loan. Billions of dollars are being left on the table at a time when an estimated 32,882 veterans are experiencing homelessness every night. We know that veterans who experience homelessness are more likely to be younger, enlisted with lower pay grades, and are more likely to be diagnosed with a mental health disorder or traumatic brain injury (TBI) at the time of their separation from active duty, and that over half of homeless veterans have disabilities. Expanding awareness of VA loans and getting them into the hands of veterans and other eligible borrowers is critical to addressing this crisis.
That is why the VA Loan Informed Disclosure (VALID) Act, H.R. 3694 / S.1932, is so important. The Informed Consumer Choice Disclosure, which applies to FHA mortgages, does not require the mortgage lender to disclose the VA loan rate to the borrower, even if they are a veteran or an eligible borrower. Tens of thousands of veterans are facing homelessness every year, in part because they do not have access to information on the VA home loan program and cannot compare it to the FHA loan, fooling them into believing homeownership is beyond their grasp. The VALID Act solves this problem by requiring a side-by-side comparison of conventional, FHA, and VA home loans, allowing the borrower to fully understand their options and the resources at their disposal. It also ensures that the military service question on the Uniform Residential Loan Application form is required to be filled out, so borrowers understand from the start what benefits they are entitled to.
Ongoing Work
Service members upend their lives and relocate their families to go where they are needed and protect our country. When they are ready to put down roots and consider buying a home, they should be well-informed about the VA home loan benefit and the rates they have earned through their service to our country. With Honor and our legislative team have been working since the 117th Congress—nearly six years—to deliver these resources. With Honor and members of our legislative team have been invited to speak at the annual conferences and have advised veteran realtors on Congressional strategies.
Working alongside the Veterans Association of Real Estate Professionals (VAREP), With Honor has endorsed the VALID Act in the 119th Congress and worked with members of the For Country Caucus to build support. Today, the VALID Act has nearly 70 cosponsors in the House of Representatives, including 13 caucus members. In June, With Honor attended VAREP’s 2025 Policy Conference in Washington, D.C., joining real estate professionals from across the nation to educate them on congressional outreach, grassroots advocacy, and legislative strategies related to military and veteran home ownership.
VAREP’s President, Son Nguyen, stressed the need for swift passage of the VALID Act: “The VALID Act closes critical gaps that have left too many veterans unprotected in the mortgage process,” said Son Nguyen, President and Founder of VAREP. By requiring informed representation and accountability from those serving veteran borrowers, this bill ensures the VA Home Loan benefit truly works as intended. Veterans should be able to use this benefit with confidence — to build stability, equity, and trust, not confusion.”
Becoming Law
In July 2025, the VALID Act was included among more than 40 provisions in the ROAD to Housing Act, introduced by Senators Tim Scott and Elizabeth Warren. The bill incorporated provisions to increase the nation’s housing supply, combat housing affordability issues, and enhance oversight by federal regulators. The ROAD to Housing Act was passed out of committee that July with a unanimous 24-0 vote.
The following December, Representatives French Hill and Maxine Waters introduced a companion to the Senate’s bill, the Housing for the 21st Century Act. While the House bill included modifications to the military service question, it lacked a mechanism to compare loan rates across the VA, conventional, and FHA options. This March, With Honor Action, alongside VAREP, The American Legion, Blue Star Families, Iraq and Afghanistan Veterans of America, and the National Association of Mortgage Brokers, sent a letter to the sponsors of the House and Senate housing bills, urging them to give special consideration to the VALID Act as they worked out the differences between their respective bills during the conference process, and ensure the VALID Act remained – in its entirety – in any final housing bill negotiations.
In June of 2026, the negotiations were finalized, and the compromise bill was dubbed the 21st Century ROAD to Housing Act. The bipartisan, bicameral bill sailed through both chambers, with 85 senators and 358 representatives voting overwhelmingly in favor of passage. And after years of advocacy, the VALID Act was included as Sec. 603 in the bill. This July, the 21st Century ROAD to Housing Act became law, and with it, countless service members’ dreams of homeownership became a reality.
Members of the With Honor team joined VAREP earlier this year at their annual Policy Conference in Washington, D.C.