VA Loan Denied? Get a Second Opinion in Tampa Bay
By Josh Richardson (NMLS 2448184) and Anna Richardson (NMLS 2045806) | Updated November 2026
A VA loan denial from one lender is often not the final answer. The VA sets the program’s rules, but each lender can add its own stricter requirements, called overlays. A file one lender turns down can fit another lender’s guidelines.
I’m Josh Richardson, a mortgage broker in Tampa Bay (NMLS #2448184). I work with more than 140 lenders through GoRascal (NMLS #2072896), so I can check your file against lenders with different overlays. The review is free and doesn’t affect your credit until you choose to move forward.
Common reasons VA loans get denied
- Credit score overlays. The VA doesn’t set a minimum credit score, but many lenders require 620 or higher.
- Debt-to-income ratio. The VA uses 41% as a guideline, not a hard cap. Some lenders go higher when you have strong residual income.
- Residual income. The VA requires a set amount of money left over each month after major expenses. How a lender counts your income can change the result.
- Income and employment history. Recent job changes, self-employment, military separation or disability income can be documented in more than one way.
- Property or appraisal issues. A home that doesn’t meet VA minimum property requirements may need repairs or a different approach.
- Certificate of Eligibility (COE) problems. Missing service records or prior VA loan entitlement can usually be sorted out.
How a second opinion works
- Send me your denial letter or tell me what the lender said.
- I review your credit, income and the property details.
- I tell you plainly whether another lender is likely to approve you now, or what to fix first and how long it might take.
Serving veterans across Tampa Bay
Tampa, Clearwater, St. Petersburg, Largo, Dunedin and Safety Harbor, including families near MacDill AFB. Meet by phone, Zoom or in person. Learn more about VA loans in Tampa Bay, read the VA loan FAQ, or see our general mortgage denial second opinion page.
Call (727) 888-6650 or email josh@yourhomeloanteam.com for a free VA loan second opinion.
VA loan denial FAQ
Can I apply for a VA loan with another lender after being denied?
Yes. A denial from one lender doesn’t stop you from applying elsewhere. Different lenders apply different overlays on top of VA rules.
Will a second opinion hurt my credit?
The first review can use the information and documents you already have. A credit pull happens only if you decide to apply.
What’s the minimum credit score for a VA loan in Florida?
The VA itself has no minimum. Lenders set their own, and the range varies, so it pays to compare.
How fast can I get an answer?
Usually within one to two business days once I have your denial reason and basic documents.
Do I still need a down payment after a denial?
VA loans allow 0% down for eligible borrowers with full entitlement. A denial doesn’t change your entitlement.
Your Home Loan Team, powered by GoRascal, NMLS #2072896. Josh Richardson, NMLS #2448184. Not all applicants will qualify. Equal Housing Opportunity. Not affiliated with or endorsed by the U.S. Department of Veterans Affairs.
