Today, I want to talk about the number one mistake I see veterans make after they buy a house. I’m sharing this because I don’t want you to make it.

This applies whether you’re working with my team or another lender. If you’re a homeowner using a VA loan — or planning to refinance with one — this matters.

What Happens Right After You Buy a House

The moment you close on your home, your purchase becomes public record.

That’s when it starts:

• Knock on the door from a solar company

• Calls about new windows

• Offers for HVAC systems

• “No money out of pocket!” pitches

And the sales line usually sounds like this:

“Don’t worry — we’ll just put it on your house.”

That’s where the problem starts.

What They’re Really Asking You to Do

When a company says they’ll “put it on your house,” what they’re actually doing is placing a second lien on your property.

Here’s what that means, plain and simple:

• Your VA mortgage is in first position

• That solar loan, HVAC loan, or window loan becomes a second mortgage

They rarely explain it this clearly — and that’s why I wanted to talk about it.

Why This Is a Big Problem for VA Refinances

Most veterans I work with have the same goal after buying:
Refinance with a VA Interest Rate Reduction Loan (IRRRL) when rates drop

We want to help you do that.

But when there’s a second lien on the property, things get complicated.

Does it make an IRRRL with a VA impossible?
No.

Does it sometimes:

• Slow the process down?

• Limit your rate options?

• Kill the refinance altogether?

Yes — absolutely.

How Second Liens Hurt Your Loan-to-Value

When we look at a VA IRRRL, the loan-to-value (LTV) matters.

Second liens can:

• Push your effective LTV over 100%

• Require the second lien holder to re-subordinate

• Cause delays or denials if they won’t cooperate

Some companies will agree to stay in second position.
Some won’t.

If they won’t, I can’t do the VA IRRRL.

And that’s the refinance most veterans are waiting for.

My Advice on Home Improvements After You Buy

I’m a big believer in this rule:

Wait at least one year before doing major home improvements, unless:

• You planned them before buying

• You budgeted for them

• You’re paying cash or using non-property-secured financing

Of course, if your AC breaks and you have no other option, that’s different.

But what I’m seeing right now?
A lot of upgrades that aren’t urgent — and are being financed against the house.

That’s what creates problems later.

The Simple Rule Veterans Should Follow

If your goal is to refinance when rates come down:

No solar loans tied to the house
No window loans tied to the house
No HVAC loans tied to the house
No second liens — period

Just wait.

Holding off now keeps your options wide open later.

Final Thoughts

This is a simple message, but it’s an important one.

If you’re:

• Thinking about solar

• Considering a home improvement loan

• Planning a VA IRRRL in the future

Pause first.

And if you have questions before signing anything, call someone who understands VA loans and actually explains this stuff clearly.

That’s how we keep homeownership—and refinancing—zero-stress.

We Are Here For You!:) Call or Text Me Here: (786) 933-2077.

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