No appraisal. No income documents. No credit score overlay. The VA Streamline Refinance is the fastest way for a Veteran to cut the rate on a manufactured, modular, or mobile home, and we underwrite it in-house.
The VA IRRRL, or Interest Rate Reduction Refinance Loan, is the fastest way for a Veteran to lower the rate on a manufactured, modular, mobile, or factory-built home. Also written VA IRRL and known as the VA Streamline Refinance, it requires no appraisal, no income verification, and no mortgage insurance, and because there is no appraisal there is no loan-to-value limit, so you can refinance even if you owe more than the home is worth. The VA sets no minimum credit score and does not require lenders to check credit at all on an IRRRL, though most large lenders add their own overlay anyway. Because we underwrite in-house with our own loan committee, we can weigh compensating factors and have approved Veterans well below what lenders with higher overlays will accept. The funding fee is just 0.5% on a home affixed as real property, and it is waived entirely for Veterans receiving service-connected disability compensation. An IRRRL gives no cash, so our exclusive $50,000 Consumer Loan can run alongside it without touching your equity or your new low rate.
The Interest Rate Reduction Refinance Loan, written IRRRL or IRRL and also called the VA Streamline Refinance. It replaces your existing VA loan with a lower rate or a fixed rate.
The VA sets no minimum score and does not require a credit check on an IRRRL, yet most large lenders overlay a 620. With our own loan committee and compensating factors, we have approved Veterans as low as 500.
No appraisal means no loan-to-value limit. Owing more than your manufactured home is worth does not stop you.
A fraction of the fee on a VA purchase or cash-out, and it can be rolled into the loan. Waived entirely for Veterans receiving service-connected disability compensation.
An IRRRL is rate reduction only. If you need cash, our $50,000 Consumer Loan runs alongside it without touching equity or your new rate.
Find Out in MinutesSee how much your rate and payment could drop. No credit pull to start.
Check Your Eligibility
IRRRL stands for Interest Rate Reduction Refinance Loan. You will see it written VA IRRRL and VA IRRL, and most people just call it the VA Streamline Refinance. It replaces your existing VA loan with a new VA loan at a lower interest rate, or moves you from an adjustable rate to a fixed one. That is all it does, and that focus is exactly why it is so easy.
Yes, it works on a manufactured home. If you have a VA loan on a manufactured, modular, mobile, or factory-built home that is permanently affixed to land you own and titled as real property, you qualify for the same streamline every other Veteran gets: no appraisal, no income verification, no mortgage insurance, and in most cases no credit check at all. The catch is simple and worth saying out loud: an IRRRL gives you a lower rate, not cash. If you need cash too, keep reading, because we can do both, and no one else can.
Refinancing is not one product, it is six, and picking wrong costs you money. Here is the honest comparison, including when an IRRRL is the wrong tool.
Lowers your rate or switches an adjustable rate to fixed. No appraisal, no income docs, usually no credit check, no mortgage insurance, and only a 0.5% funding fee. Works even if you are underwater. Gives you no cash.
Best if: you already have a VA loan and just want a lower rate and payment.
A separate unsecured loan for up to *$50,000 that does not touch your home equity, your loan-to-value, your VA entitlement, or your new low IRRRL rate. Underwritten in-house alongside your streamline.
Best if: you want a lower rate and cash, or you are underwater and cannot cash out. Only available through us.
Replaces your loan and returns the difference in cash, up to 90% of value on a manufactured home. Requires an appraisal and full documentation, and cash-out rates run higher than IRRRL rates.
Best if: you have real equity and need a large sum. See VA manufactured cash-out loans.
An IRRRL only refinances an existing VA loan. If your current loan is conventional or FHA, the VA cash-out program can move you into a VA loan even if you take no cash, with an appraisal and full documentation.
Best if: you are a Veteran whose current loan is not VA. See VA manufactured refinance options.
A second lien that leaves your existing first mortgage and its rate untouched. On manufactured homes these are exception-only, doublewide or larger, never singlewide, and approved case by case.
Best if: you have a great rate you refuse to give up. See manufactured home equity loans.
Lends against what your home will be worth after the improvements are complete, not what it is worth today, so you can renovate even at a high loan-to-value.
Best if: the money is for the home itself. See manufactured renovation loans.
Every other refinance asks you to prove you deserve it. The VA Streamline mostly does not. Here is everything you skip and everything you gain.
No appraisalYour manufactured home is not inspected or valued, so there is no loan-to-value limit and no appraisal fee.
Refinance even if you are underwaterBecause there is no appraisal, owing more than the home is worth does not stop you.
No income verificationIn most cases we do not verify employment or income, so a job change or a pay cut does not disqualify you.
Credit flexibility others cannot matchThe VA sets no minimum and does not even require a credit check on an IRRRL, yet most large lenders overlay a 620. Our in-house loan committee can weigh compensating factors and go lower.
No mortgage insurance, everVA loans carry no monthly mortgage insurance at any credit score, unlike FHA or conventional.
Just a 0.5% funding feeA fraction of the fee on a VA purchase or cash-out, and it can be financed into the loan. Homes affixed as real property qualify for the 0.5% rate.
Funding fee waived for disabled VeteransIf you receive VA compensation for a service-connected disability, you pay no funding fee at all.
No new Certificate of EligibilityAn IRRRL does not require a new COE and does not use any additional VA entitlement.
Roll your closing costs inCosts can be financed into the new loan, so most Veterans bring nothing to the table.
Switch ARM to fixed, or shorten your termLock in a fixed rate before an adjustable one moves, or go from 30 years to 15 and own your home sooner.
Here is something most Veterans are never told. The VA sets no minimum credit score for an IRRRL, and it does not require lenders to check your credit at all. The VA relies on your payment history on the existing VA loan instead. If you have paid on time, you have essentially proven what the VA needs to know.
So why do so many Veterans get turned down? Because most large lenders add their own rule on top of the VA's, called an overlay. Look at the published minimums and you will commonly find a 620 credit score requirement at the biggest VA lenders, even though the VA itself asks for nothing. A Veteran with a 560 score and a perfect mortgage payment history gets a no, purely because of a rule the VA never wrote.
This is where being an in-house lender changes the outcome. We underwrite these loans ourselves, with our own loan committee, so we can weigh compensating factors, your payment history, your reserves, your residual income, rather than stopping at a number. That flexibility has let us approve Veterans as low as a 500 score, well below what lenders carrying higher overlays will touch.
We prefer 580 and above, and we will always tell you honestly where you stand. But if a lender's credit overlay is the only thing between you and a lower payment, you owe yourself a second opinion. Call us.
A VA IRRRL requires no appraisal. No appraisal means there is no loan-to-value limit, which means owing more than your manufactured home is currently worth does not stop you from refinancing. The VA bases the new loan on your existing balance, not on a new value.
This matters more on manufactured homes than on anything else. Appraisals on manufactured properties can come in low or find no comparable sales nearby, and that single problem kills ordinary refinances every day. The streamline sidesteps it entirely. And if you need cash while underwater, our Consumer Loan below does not depend on equity either, so you can lower your rate and access funds with no equity at all. That combination does not exist anywhere else.
We put these front and center because they are the rules that quietly stop IRRRLs, and most lenders will not mention them until they already have your application.
Rule one, the Net Tangible Benefit. The VA requires every IRRRL to genuinely improve your situation. In practice that usually means dropping your interest rate by at least 0.5%, or moving from an adjustable rate to a fixed rate. If the new loan does not clearly help you, the VA will not let it close. That protection exists for a reason, and we support it.
Rule two, the 36-month recoupment test. The VA also requires that the closing costs you finance into the loan be paid back by your monthly savings within 36 months. Divide your total costs by your monthly savings, and if the answer is more than 36 months, the loan cannot close. This is the rule that quietly kills IRRRLs, and it is why our calculator below shows you the recoupment number before you ever apply.
The VA warns Veterans directly about refinance offers that sound too good to be true. We would rather show you the math and let you decide. Read the VA's own IRRRL rules at VA.gov.
Run your own numbers. This calculator estimates your monthly savings and tells you live whether your streamline passes both VA rules, the Net Tangible Benefit and the 36-month recoupment test, before you apply anywhere.
See your monthly savings and whether your streamline passes the VA's two rules: the Net Tangible Benefit and the 36-month recoupment test.
Enter your current and new rates to see if the refinance clearly benefits you.
Enter your costs and rates to see how quickly your savings pay back the cost of the loan.
An IRRRL gives you the lowest rate but no cash. A VA cash-out gives you cash but at a higher rate, and only if you have equity. Our Consumer Loan gives you both. Qualified Veterans can access up to *$50,000 in separate, unsecured funds, underwritten in-house alongside your streamline. It does not touch your home equity, your loan-to-value, your VA entitlement, or your new low IRRRL rate, and it works even if you are underwater. No other lender in this space offers it.
See if you qualify for the extra $50,000 alongside your VA streamline.
Check Your Eligibility*Qualification for up to $50,000 is for qualified borrowers and can be applied to all loan programs. This is a separate unsecured consumer loan underwritten in-house at the same time as your mortgage. Proceeds cannot be used for a down payment. Contact your banker for applicable rates, terms, and conditions.
VA loans have no monthly mortgage insurance, ever. Instead there is a one-time funding fee, and on an IRRRL it is only 0.5 percent of the loan amount, a fraction of what the VA charges on a purchase or a cash-out refinance. It can be financed into the loan, so most Veterans bring nothing to the closing table.
One manufactured-specific detail almost nobody explains: the 0.5 percent rate applies when the home is permanently affixed to land as real property. Because that is the only way we finance manufactured homes, our Veterans get the lower fee. And if you receive VA compensation for a service-connected disability, you pay no funding fee at all. We will confirm your exemption before you ever commit to anything.
An IRRRL only refinances an existing VA loan. If your manufactured home currently carries a conventional or FHA loan, you are not locked out. Eligible Veterans can refinance into a VA loan through the VA cash-out program, and you can do it even if you take no cash at all, purely to capture VA's rate and to eliminate mortgage insurance for good.
Be clear on the trade-off, and we will be straight about it: that path requires an appraisal and full documentation, unlike an IRRRL. But once you are in a VA loan, every future rate drop can be captured with a simple streamline. See our VA manufactured refinance and cash-out options.
This surprises almost every Veteran who asks. A VA purchase loan requires you to live in the home. A VA IRRRL does not work the same way. For a streamline, the VA asks you to certify that you <b>previously</b> occupied the home as your residence, not that you still live there today. That means Veterans who moved for a new duty station, a new job, or a new chapter of life, and who now rent the home out, may still be able to streamline the VA loan on it.
We handle these case by case, because the details matter and lenders treat them differently. If you have a VA loan on a manufactured, modular, or mobile home that you no longer live in, do not assume you are stuck at your current rate. Ask us. It costs nothing to find out, and it is exactly the kind of file our in-house committee is built to look at.
People ask this constantly, and most lenders answer it like a sales pitch. Here is the straight version.
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You will see this advertised as "skip up to two payments." Here is what actually happens. When your old loan is paid off and the new one begins, the payment cycles do not line up perfectly, so there is usually a gap where no payment is due. It feels like a free month.
It is not free. The interest for that period is still owed. It is typically settled at closing or rolled into your new loan balance, which means you are borrowing it, not skipping it. Your payoff figure goes up. Calling that a benefit is, at best, a half-truth.
The Department of Veterans Affairs tells Veterans to be cautious of refinance offers, and specifically names claims that you can skip payments as a possible sign of a misleading offer. We agree, which is why we will never sell you an IRRRL on that basis.
So should you refinance to buy yourself a month? No. If you are behind or stretched thin, a refinance is an expensive way to buy a few weeks, and it can leave you worse off. Call us and we will talk honestly about your situation first. There may be a better answer, and sometimes that answer is that now is not the time.
Refinance because the math works: a lower rate, a lower payment, a fixed rate instead of an adjustable one, and closing costs you recoup inside the VA's 36-month window. That is the whole point of the program, and it is the only reason we will recommend it. See the VA's own guidance at VA.gov.
We would rather tell you now than after you apply. These are the real reasons a streamline gets declined, and what we do about each one.
Your current loan is not a VA loan. An IRRRL only refinances an existing VA-backed mortgage. If yours is conventional or FHA, we move you into VA through the cash-out program instead, even if you take no cash.
The savings do not clear the benefit test. The VA generally wants at least a 0.5% rate reduction, or a move from an adjustable rate to a fixed rate.
Costs do not recoup within 36 months. If your closing costs take longer than 36 months to pay back through monthly savings, the VA will not allow the loan.
Not enough seasoning. You need six consecutive payments made and 210 days since your first payment due date.
Recent late payments. More than one 30-day late in the past 12 months will stop the streamline.
You need real cash out. An IRRRL returns no cash. That is not a denial, it just means a different product, and our $50,000 Consumer Loan can pair with it.
The home is not real property. It must be permanently affixed to land you own and titled as real estate. We do not offer chattel loans on homes in parks or on rented or family land.
Most refinance pages hand you a two-page document list. Here is ours.
We are a veteran-owned bank, and we are the lender, not a lead form. We underwrite and fund these loans in-house, which means the person deciding your file works here. That is why we can approve a manufactured home file that a big-brand lender's system rejects on sight, and it is why some of the largest VA lenders in the country send us the manufactured loans they cannot close.
It is also why the credit question above matters so much. When a file is bound to an outside investor's rulebook, a low score can end the conversation before anyone looks at the Veteran behind it. Our own loan committee reads the whole file, the payment history, the reserves, the residual income, and that is how we approve loans others cannot.
One banker, start to finish. Not an assembly line, not a new voice every week. We have specialized in manufactured, modular, and mobile home lending for over 25 years, we close in all 50 states, and we will sign wherever is convenient for you. Thank you for your service.
IRRRL stands for Interest Rate Reduction Refinance Loan. It is the VA's streamline refinance, often written VA IRRRL or VA IRRL and pronounced "earl." It replaces an existing VA loan with a new VA loan at a lower interest rate, or converts an adjustable rate to a fixed rate.
Yes. If you have an existing VA loan on a manufactured, modular, mobile, or factory-built home permanently affixed to land you own and titled as real property, a VA IRRRL can lower your rate with no appraisal, no income verification, and usually no credit check. We do these in all 50 states.
No. A VA IRRRL does not require a home appraisal in most cases. That means no appraisal fee and no loan-to-value limit, so your manufactured home's current value does not affect your eligibility.
Yes. Because a VA IRRRL requires no appraisal, there is no loan-to-value limit, so being underwater does not stop you from lowering your rate. This is one of the biggest advantages of the program, especially on manufactured homes where appraisals can come in low.
The VA sets no minimum credit score for an IRRRL and does not require lenders to check credit at all. Most large lenders add their own overlay anyway, commonly 620. We do not. In most cases there is no credit check, and where a score is reviewed we have gone as low as 500, though we prefer 580 and above.
The funding fee on a VA IRRRL is 0.5 percent of the loan amount for a manufactured home permanently affixed to land as real property, a fraction of the fee on a VA purchase or cash-out. It can be financed into the loan, and it is waived entirely for Veterans receiving VA compensation for a service-connected disability.
The VA requires that the fees and closing costs financed into your IRRRL be paid back by your monthly savings within 36 months. Divide the costs by your monthly savings; if the result is more than 36 months, the loan cannot close. The test excludes taxes, escrow amounts, and the VA funding fee.
The VA requires seasoning. You need at least six consecutive monthly payments on your current VA loan, at least 210 days since your first payment due date, and no more than one 30-day late payment in the past 12 months.
No. An IRRRL is a rate reduction loan and returns no cash. If you need cash you can use a VA cash-out refinance, which requires an appraisal and full documentation and carries a higher rate, or our separate $50,000 Consumer Loan, which runs alongside your IRRRL without touching your equity, your entitlement, or your new low rate.
No. An IRRRL only refinances an existing VA-backed loan. If your current mortgage is conventional or FHA, the VA cash-out program can move you into a VA loan even if you take no cash, though that path requires an appraisal and full documentation.
No. An IRRRL does not require a new Certificate of Eligibility or your DD-214, because your existing VA loan already proves your entitlement. It also does not use any additional VA entitlement.
Often, yes. Unlike a VA purchase loan, an IRRRL only asks you to certify that you previously occupied the home, not that you live there now. Veterans who moved and now rent the home out may still be able to streamline it. We review these case by case, so ask us before you assume you cannot.
A refinance usually shifts your payment cycle so that no payment is due for a period, but that money is not free. The interest is still owed and is typically settled at closing or added to your new loan balance. The VA specifically warns Veterans that skip-payment claims can be a sign of a misleading offer, and we agree. Refinance because the rate and the math work, not to buy yourself a month.
Need something other than a streamline? See our VA manufactured cash-out refinance to pull equity, manufactured home equity loans to keep your first mortgage rate, or manufactured renovation loans to fund the work on your home. Not a Veteran? The FHA streamline refinance is FHA's version of this same program. Buying instead of refinancing? Start with VA manufactured purchase loans. For the full rules, see our 2026 VA manufactured home standards, and run numbers on our manufactured home mortgage calculator. See everything on our manufactured home loan programs page.
Richie, OK... so you've officially done something I've never seen in 22+ years selling real estate. Closed a VA Loan on 224 Acres, with a Manufactured Home. CONGRATULATIONS! and THANK YOU!!! Admittedly, I was skeptical (more like pessimistic) when James told me you were going to get this VA Loan completed. And I had many doubts along the way, because I'd seen so many VA Lenders fall flat on their faces, just before the Closing. BUT... You got the Job DONE! Occasionally, I find someone out there who has done an Outstanding Job, helping my Clients... and You are one of these! I'm now officially a FAN of You and Your Work. I would be honored to promote you and your services to other Agents within our company, and I intend to do so. I will call you when I've caught up on my work a bit... and learn more about how I can do my job better on the next VA transaction.
~Tom K. Realtor
Ready to see your new payment? There is no credit pull to check eligibility and no appraisal on an IRRRL. Tell us your balance and current rate and we will tell you honestly whether a streamline passes the VA's benefit and recoupment tests today, and exactly what it saves you. Thank you for your service.
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*Subject to credit approval. Terms and conditions may apply. Property insurance is required on all loans secured by property.
*No SSN required. No credit pull. No risk. The info you share on this eligibility form is only used to check general eligibility against our banks loan programs — based on what you tell us. We never pull your credit (not even a soft pull), and we don’t ask for sensitive data like your Social Security number at this stage. Your information is never sold. If you decide to move forward, your banker will walk you through next steps and confirm before running any credit check. Until then, it’s 100% no-pressure, no-obligation.
*Important: We do not offer financing for homes on rented land or in mobile home parks. For family land, financing is only available if the property is on a separate parcel with no other property, and the borrower must be on the title to that land. Financing is available only for properties permanently affixed to owned land at closing, except for new construction projects. New Dealer Manufactured Home Loans are not available in New York. Modular and site-built land/home construction loans are available in all 50 states.
*Messaging and Data Rates May Apply.
*VA eligibility is required for VA loan products. USDA loans are only available in USDA-eligible areas as designated by the USDA.
*We do not offer new dealer-manufactured home loans in New York, but we do offer modular and site-built land and home construction.
*Qualification for up to $50,000 extra is for qualified borrowers and can be applied to all loan programs. This is a separate unsecured consumer loan we will underwrite in-house at the same time as your requested mortgage loan. Please contact your banker to request this program and the applicable rates, terms, and conditions. Consumer unsecured lending programs prohibit loan proceeds from being used for down payment.
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†Subject to applicable law and lender approval, when represented by one of our participating real estate brokerage companies during the purchase or sale of a home or land, eligible Consumers may receive a rebate of up to thirty percent (30%) off of the fee to be received by the participating real estate brokerage company representing the respective Consumer, at closing, which rebate will be applied exclusively toward paying down that Consumer’s applicable closing costs. In no event shall any rebate be greater than the aggregate of all closing costs. Issuance of a rebate is subject to a participating real estate brokerage company’s receipt of its fee. The following states condition, or do not permit, the granting of a rebate by real estate brokerage companies (list is subject to change at any time): Alaska, Iowa, Kansas, Louisiana, Mississippi, Missouri, New Jersey, Oklahoma, Oregon, and Tennessee. No remuneration is paid to The Federal Savings Bank or to any of our Bankers. This is a free program offered exclusively by us to help our consumers save on their real estate transactions.
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