{"id":6717,"date":"2017-11-01T20:33:18","date_gmt":"2017-11-02T00:33:18","guid":{"rendered":"http:\/\/teammovemortgage.com\/?p=6717"},"modified":"2020-07-13T22:28:16","modified_gmt":"2020-07-13T22:28:16","slug":"ets-date","status":"publish","type":"post","link":"https:\/\/teammovemortgage.com\/blog\/ets-date\/","title":{"rendered":"Military Purchasing a Home With Less Than 12 Months to the ETS Date"},"content":{"rendered":"<p>Unlike paystubs on a&nbsp;civilian job,&nbsp;an enlisted service member&#8217;s&nbsp;paystub&nbsp;may show&nbsp;the expected end of the employment or career.&nbsp; The <a href=\"http:\/\/www.military.com\/\">military<\/a> paystub, called a Leave &amp; Earnings Statement (LES), states the Expiration of Term of Service.&nbsp; For short, this separation date from active duty&nbsp;is commonly known as the ETS date.&nbsp; When getting a <a href=\"http:\/\/teammovemortgage.com\/va-loan\/\">VA loan<\/a>, lenders&nbsp;really care about&nbsp;the ETS date on the LES.&nbsp; So what&#8217;s the big deal?&nbsp; Let&#8217;s check it out.<\/p>\n<h2>Why do Lenders Care About the ETS Date?<img loading=\"lazy\" decoding=\"async\" class=\"alignright size-medium wp-image-6744\" src=\"https:\/\/teammovemortgage.com\/blog\/wp-content\/uploads\/2017\/10\/AdobeStock_10490111-300x187.jpeg\" alt=\"ETS date less than a year for VA loans\" width=\"300\" height=\"187\"><\/h2>\n<p>Guidelines, Underwriters, and Lenders are always weighing risk when determining if a loan should be approved.&nbsp; The higher the risk, the lower the chance of VA loan approval.&nbsp; Therefore, when a lender sees that the <a href=\"https:\/\/www.indeed.com\/\">employment<\/a> term for the service member &#8220;may&#8221; end soon, that is considered a possible risk.&nbsp; More specifically, VA lenders look for ETS dates that are less than 12 months after the <a href=\"http:\/\/teammovemortgage.com\/blog\/2016\/10\/16\/credit-mistakes-avoid-prior-closing\/\">closing date<\/a>.&nbsp; This period is the standard for VA loans.<\/p>\n<p>So if the ETS date is within 12 months&nbsp;of the closing date, there is increased risk of foreclosure from job loss.&nbsp; If the borrower does not obtain employment quickly after separating from service in the same line of work, paying the mortgage may be difficult.&nbsp; Although, less than 12 months of <a href=\"http:\/\/teammovemortgage.com\/blog\/2017\/08\/17\/employment-history\/\">employment<\/a> remaining on the LES does not always mean the service member&#8217;s employment is ending.&nbsp; There are a couple ways to close on a <a href=\"https:\/\/www.va.gov\/\">VA loan <\/a>within 12 months&nbsp;of the ETS date.<\/p>\n<h2>What if Not Reenlisting in the Military?<\/h2>\n<p>Keep in mind that just because the LES says the term of service is expiring, it doesn&#8217;t guarantee active service is ending.&nbsp; It is still highly possible that the service member is going to reenlist.&nbsp; To reenlist means to voluntarily extend the employment for another period of years.&nbsp; In order to prove this reenlistment, the VA borrower&nbsp;must provide&nbsp;one of the following:<\/p>\n<ul>\n<li>Authorization form command to reenlist and borrowers signed intent, OR<\/li>\n<li>Copy of the reenlistment papers<\/li>\n<\/ul>\n<p>[av_button_big label=&#8217;Refinance and Get Cash Out with a VA Loan&#8217; description_pos=&#8217;below&#8217; link=&#8217;manually,http:\/\/teammovemortgage.com\/blog\/2017\/06\/15\/va-cash-out-refinance\/&#8217; link_target=&#8217;_blank&#8217; icon_select=&#8217;no&#8217; icon=&#8217;ue800&#8242; font=&#8217;entypo-fontello&#8217; custom_font=&#8217;#ffffff&#8217; color=&#8217;theme-color&#8217; custom_bg=&#8217;#444444&#8242; color_hover=&#8217;theme-color-subtle&#8217; custom_bg_hover=&#8217;#444444&#8242;][\/av_button_big]<\/p>\n<h3>ETS Requirements for Military Officers<\/h3>\n<p>Military officers are treated differently because there is not an ETS date on an&nbsp;officer&#8217;s LES.&nbsp; Instead, this section will state 888888 because officers are indefinite.&nbsp; Therefore, there is a different requirement for officers.<\/p>\n<h3>Sample Language for Officers Not Resigning Commission Letter<\/h3>\n<p><span style=\"color: #000000; font-family: Calibri;\">&nbsp;If&nbsp;the VA borrower is an officer in the military,&nbsp;then we would need a signed and dated letter stating that he\/she will not be resigning their commission within 12 months of closing.&nbsp; Here is a sample letter format when not resigning.<\/span><\/p>\n<blockquote><p><span style=\"color: #000000; font-family: Calibri;\">&#8220;This letter is to confirm that I will not be resigning my commission with the U.S. Army\/Coast Guard\/Navy\/Marine Corps within 12 months of the closing date of my mortgage loan for the below property address.&#8221;<\/span><\/p><\/blockquote>\n<h2>Solidifying a New Job Starting Before or After the ETS<\/h2>\n<p>When a VA borrower plans on reenlisting, then obviously it isn&#8217;t too difficult to complete the above.&nbsp; But, where it gets potentially difficult is when the service member is not going to reenlist.&nbsp; Getting a verified new source of income that will satisfy a lender is key.&nbsp; But there are potential options!<\/p>\n<h3>Options for Getting VA Loan Within 12 Months of ETS<\/h3>\n<ul>\n<li>Start a job prior to end of active duty<\/li>\n<li>Solidified future job with all conditions completed<\/li>\n<li>Wait until after active duty&nbsp;&amp; started new job<\/li>\n<\/ul>\n<h2 style=\"text-align: center;\"><a href=\"http:\/\/teammovemortgage.com\/blog\/2017\/05\/10\/va-home-loan-process\/\">VA Loan Process for Active Duty Buyers<\/a><\/h2>\n<h3>Start New Job Prior to Separation of Service<\/h3>\n<p>Believe it or not, it is possible to start a new employment position while still in the service.&nbsp; If this is the case, then it is possible for a <a href=\"https:\/\/www.ebenefits.va.gov\/ebenefits\/homepage\">VA loan <\/a>approval which could count that income.&nbsp; It is key that the new employment within the same line of work to count the new income.&nbsp; For instance, if the MOS (Military Occupational Specialty) is in computers, then a new job in the tech industry makes sense.&nbsp; Although, the new income has begun, more than likely the lower of the current military income and the income from the new position would be used.<\/p>\n<h3>Employment Contract on New Job Prior to Separation from Service<\/h3>\n<p>Now, where it gets tricky is counting income on a future job that has not started yet.&nbsp; There are multiple reasons this is tough, but it basically comes down to being sure the job will start as expected.&nbsp; Even though some companies will offer employment well ahead of the separation of service, there are usually conditions.&nbsp; Additionally these conditions may be tough to satisfy until closer to the employment start date.&nbsp; Although, if the employee is able clear all employment conditions, then obtaining a VA loan may be possible.&nbsp; Just like the job prior to separation from the military, the lower of the service pay and new income would be used.&nbsp; Also, it is important for the new position to make sense and be within the same line of work.<\/p>\n<h2 style=\"text-align: center;\"><a href=\"http:\/\/teammovemortgage.com\/blog\/2017\/04\/24\/buy-home-receiving-pcs-orders\/\">How to Buy a Home After Receiving PCS Orders<\/a><\/h2>\n<h3>Waiting for Separation of Service and Starting a New Job<\/h3>\n<p>So, what if neither of the above can happen?&nbsp; If there is no other income that helps the borrower qualify, then the only other option may after separating from service.&nbsp; If the service member obtains a new job after the military, then proving the income would be just like any other employment.&nbsp; It is common to require up to a 30 day paystub to prove the income for the new job, but we may be able to make exceptions on this.<\/p>\n<p>[av_button_big label=&#8217;Are You Separating From Service for a New Job, Contact Us Now&#8217; description_pos=&#8217;below&#8217; link=&#8217;manually,http:\/\/teammovemortgage.com\/contact-us\/&#8217; link_target=&#8217;_blank&#8217; icon_select=&#8217;no&#8217; icon=&#8217;ue800&#8242; font=&#8217;entypo-fontello&#8217; custom_font=&#8217;#ffffff&#8217; color=&#8217;theme-color&#8217; custom_bg=&#8217;#444444&#8242; color_hover=&#8217;theme-color-subtle&#8217; custom_bg_hover=&#8217;#444444&#8242;][\/av_button_big]<\/p>\n<p>Are you looking for VA home loan solutions, we have them!&nbsp; Check out some other articles that share success stories.&nbsp; There is one that shares <a href=\"http:\/\/teammovemortgage.com\/blog\/2017\/08\/11\/va-home-loans\/\">buying a condo <\/a>where we were able to help use several VA guidelines to the benefit of the buyer.&nbsp; Using a VA loan to consolidate debts is a valuable tool available to Veterans.&nbsp; Learn more about <a href=\"http:\/\/teammovemortgage.com\/blog\/2017\/06\/15\/va-cash-out-refinance\/\">VA cash out loans<\/a>.&nbsp; Additionally, it is possible to purchase a primary residence while the Veteran lives and works a long distance away.&nbsp; <a href=\"http:\/\/teammovemortgage.com\/blog\/2015\/05\/22\/how-to-buy-a-house-in-another-state\/\">Check out how we are able to help in these cases!<\/a><\/p>\n<p>[av_button_big label=&#8217;Read Other VA Articles &#8216; description_pos=&#8217;below&#8217; link=&#8217;manually,http:\/\/teammovemortgage.com\/category\/va-loans\/&#8217; link_target=&#8217;_blank&#8217; icon_select=&#8217;no&#8217; icon=&#8217;ue800&#8242; font=&#8217;entypo-fontello&#8217; custom_font=&#8217;#ffffff&#8217; color=&#8217;theme-color&#8217; custom_bg=&#8217;#444444&#8242; color_hover=&#8217;theme-color-subtle&#8217; custom_bg_hover=&#8217;#444444&#8242;]<br \/>\nWe are Happy to Help You Get Approved!<br \/>\n[\/av_button_big]<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Unlike paystubs on a&nbsp;civilian job,&nbsp;an enlisted service member&#8217;s&nbsp;paystub&nbsp;may show&nbsp;the expected end of the employment or career.&nbsp; The military paystub, called a Leave &amp; Earnings Statement (LES), states the Expiration of Term of Service.&nbsp; For short, this separation date from active duty&nbsp;is commonly known as the ETS date.&nbsp; When getting a VA loan, lenders&nbsp;really care about&nbsp;the [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":6744,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[5,33,17,48],"tags":[1073,1074,1075,1076,1077,1078,1079,1080,1081,1082,1083],"class_list":["post-6717","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-1st-time-buyers","category-frequently-asked-questions","category-products","category-va-loans","tag-ets","tag-ets-date","tag-ets-date-air-force","tag-ets-date-army","tag-ets-date-marines","tag-ets-date-military","tag-ets-date-navy","tag-ets-release-date","tag-military-retirement","tag-what-does-ets-mean","tag-what-is-ets-date"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.9 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>ETS Date on Military LES Less Than 12 Months? 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