What each number means, and doesn’t
Data & methods
Every figure on this site carries a definition, a source, and a limitation. The three cohort tiers are never merged. Where the count is stale, we say so.
Key finding · the stale-stats rule
PROJECT ANALYSISThe last count anyone published is from the spring: 15,000+ lost, 90,000+ behind. Nothing since. The true number is unknown and higher, the Department forecloses on veteran families faster than it is willing to count them. We frame these figures as the last known count, never as current.
Reading-priority signal
A block marked KEY FINDING, set on white with a crimson bar down its left edge, is the one thing on that page to take away if you take nothing else. It sits at the top of its section, before the evidence rather than after it, so the finding leads and you never have to hunt for it. It appears at most once per section. It is not a content label and it does not rate reliability: every key finding still carries its own label chip, so the signal is carried by words as well as by colour and shape. Crimson is never used on its own to mean anything on this site.
Definitions & limitations
15,000+
Veteran families already foreclosed on or displaced.
Full claim, source & limitation → Evidence · C001
90,000+
Veteran homeowners behind on their loans or in the foreclosure process.
Full claim, source & limitation → Evidence · C002
160,000+
Families impacted in total (three tiers, never merged).
Full claim, source & limitation → Evidence · C003
$147M
Net savings over ten years from the permanent partial claim.
Full claim, source & limitation → Evidence · C004
$294M
Avoided foreclosure-related payments projected by CBO
Full claim, source & limitation → Evidence · C013
~75%
Share of foreclosed veteran homes taken into VA REO inventory.
Full claim, source & limitation → Evidence · C009
173,000
VA’s claim of veterans it helped avoid foreclosure in FY2025.
Full claim, source & limitation → Evidence · C010
Nov 28, 2026
Servicer implementation deadline for the partial claim
Full claim, source & limitation → Evidence · C011
How to read the labels
Content-label key
DOCUMENTED FACT
Direct statute, regulation, VA manual, hearing record, or a figure stated on the record with a citation.
PROJECT ANALYSIS
Legal and policy analysis, grounded in statute, data, and cited experts.
PROJECT ANALYSIS
This project’s own conclusion from the cited record, reasoning, not a documented fact. Distinct from factual analysis, which reads the law and the data; this reads what the record adds up to.
COMMUNITY-REPORTED
A consented, de-identified household experience, illustration, never proof of liability.
PUBLICLY UNREPORTED
A figure or fact that exists but the responsible party has not published.
UNVERIFIED · HELD
Not used for-the-record until its primary source is pinned.
These six labels apply to all content on this site. The filter row on Evidence lists only the labels currently carried by entries in the claim register; community-reported and publicly-unreported material appears on Policy & Fiscal, What Is Happening and The Script rather than as claims.
CLAIMS REGISTER
Every claim, what it rests on, and what it does not prove
Each entry carries the source it traces to and the limitation on it. The limitation is not a disclaimer. It is what stops a figure being carried further than the document behind it can hold.
One of the documents behind these claims is published here in full. C063 rests on a public comment filed with VA on March 11 2026 on the draft handbook chapters. There is no public docket for that policy, because it issued as handbook guidance rather than a rule, so VA published no comment record. A redacted copy is on this site, so the comparison it supports can be checked rather than taken on our word.
DOCUMENTED FACT 70 entries
| ID | Claim | What it rests on | What it does not prove | Source | Checked |
|---|---|---|---|---|---|
| C001 | At least 15,000 veteran families have already been foreclosed on or displaced. | Figure stated by Sen. Blumenthal at SVAC 5/20/26 | Spring 2026 count; no newer figure published; true number likely higher (stale-stats rule) | S001 archived | 2026-07-15 |
| C002 | More than 90,000 veteran homeowners are behind on their loans or in the foreclosure process. | NPR/ICE data 4/2/26; NCLC put ~31,500 in active foreclosure | Spring 2026; stale-stats rule applies | S002 archived | 2026-07-15 |
| C003 | About 160,000 veteran families are impacted in total. | Foreclosed + in the pipeline + forced into unaffordable modifications or short sales | Campaign-compiled sum of the three tiers; not an official single figure; never merge into one number | S001 archived · S002 archived | 2026-07-15 |
| C004 | The permanent partial claim was scored as net savings; foreclosure is the more expensive option. | $147 million in net savings over ten years (CBO; H. Rept. 119-104) | CBO estimate over the ten-year scoring window | S005 archived | 2026-07-22 |
| C005 | The average VA foreclosure loss is roughly $72,000 to $74,000. | NCLC ~$72,000; CRL ~$74,000 (~$73,750 per disposition) | Cite whichever figure with its own source label; do not blend | S003 archived · S004 archived | 2026-07-15 |
| C006 | Congress granted permanent partial-claim authority and a directed waterfall; it did not write the exclusionary barriers. | Active-default, current-servicer, and 3-month-trial requirements are VA design choices in M26-4 Ch.22 | Codified cite verified: bill Sec. 3(h) = 38 U.S.C. § 3737(h). Confirm UPB/rate caps against M26-4 Ch.22 | S010 archived · S013 archived | 2026-07-15 |
| C007 | CARES Act forbearance was universal; only VA borrowers lost their same-rate exit. | Civilian comparison: FHA/Fannie/Freddie kept a permanent same-rate exit | Lead argument; confirm the FHA/GSE deferral-exit citation before for-the-record use | S014 archived | 2026-07-15 |
| C008 | Biden's VA ended the COVID partial claim in Oct 2022; Trump's VA killed VASP in May 2025. | Two-administrations framing; VASP killed effective 5/1/25 on ~8 days notice | Foreseeability, not intent; never assert intent to foreclose | S011 archived | 2026-07-15 |
| C009 | The VA takes about 75% of foreclosed veteran homes into its REO inventory. | Auction.com data; +428% YoY auction supply | Industry data source; confirm current figure | S008 archived | 2026-07-15 |
| C010 | The VA says it helped 173,000 veterans avoid foreclosure in FY2025. | VA's counter-number, stated in its own 6/15/26 launch press release | Verified that VA said it, not that 173,000 families kept their homes; lumps forbearances, higher-rate mods and short sales with retention; no bucket breakdown published | S007 archived | 2026-07-25 |
| C011 | The partial claim is not actually available until servicers implement it, deadline Nov 28, 2026. | Two problems, prong 2: until a servicer publishes its own ETA, assume available nowhere | Available, not implemented | S006 | 2026-07-15 |
| C012 | The VA had separate authority all year to protect families immediately and chose not to use it. | Part 36 tools + Section 3(h); the exclusion of displaced families is reversible without new legislation | Preempts VA's 'our hands are tied' deflection | S010 archived · S013 archived | 2026-07-15 |
| C013 | CBO projected $294 million in avoided foreclosure-related payments. | Component of the fiscal case, H. Rept. 119-104 | CBO estimate over the ten-year scoring window | S005 archived | 2026-07-22 |
| C014 | In November 2025 Congress expanded the Secretary's emergency authority to help veteran families before regulations issue. | Pub. L. 119-37 §7307(e) removed the requirement that a loan have been in default on the day H.R. 1815 was signed; Secretary may issue administrative guidance for the Partial Claim Program and required loss-mitigation options, including any additional terms the Secretary determines necessary (38 U.S.C. §3737(h) as amended; 139 Stat. 651) | Statutory text as amended | S019 archived | 2026-07-22 |
| C015 | The program running today operates under exactly this authority: VA's June 1 2026 handbook is pre-regulation guidance invoking the Secretary's §3737 discretion. | M26-4 Ch. 22 is pre-regulation guidance under §3737 | Agency guidance, pre-rulemaking | S013 archived · S006 | 2026-07-22 |
| C017 | When VASP was cancelled, roughly 75,000 veteran borrowers were three or more payments behind; about 17,000 had been accepted into the program; 58,000+ had no path in. | ICE Mortgage Technology via NPR 4/2/26 and CNN 4/30/25; only a servicer could submit a borrower, not the veteran | 58,000+ is derived by subtraction (75,000 minus ~17,000 accepted); labeled derived | S002 archived · S020 archived | 2026-07-23 |
| C018 | The partial-claim rule's only borrower-capacity test is whether the veteran can resume the scheduled monthly payment. | 38 C.F.R. section 36.4803(d); no resolved-hardship condition (that belongs to the modification rule) | Rule text | S021 | 2026-07-23 |
| C019 | Loan modifications require a resolved hardship and cap the rate at one percent above the existing rate absent prior VA approval. | 38 C.F.R. section 36.4315(a)(2) and (a)(8) | Rule text | S021 | 2026-07-23 |
| C020 | Regulation X required servicers to evaluate a complete application against all options in 30 days, give a specific reason per denial, and not dual-track. | 12 C.F.R. section 1024.41(c)(1),(d),(f),(g); Not Reviewed is not a specific reason | Rule text, binding 2022-2026 | S022 | 2026-07-23 |
| C021 | VA has described its loss-mitigation options as a hierarchy for review, and paid servicer incentives on it, since 2008. | 38 C.F.R. section 36.4319(a) | Rule text | S021 | 2026-07-23 |
| C022 | VA built VALERI to determine servicer compliance and may inspect a servicer's complete delinquent-loan file on request. | 38 C.F.R. section 36.4350(j); M26-4 Ch. 5 section 5.11 | Rule/handbook text | S021 | 2026-07-23 |
| C023 | VA's April 2024 launch materials stated it had existing authority to establish VASP under 38 U.S.C. section 3732 and section 3720. | Said twice in April 2024: launch materials, and on the record to HVAC 4/11/24 where Sec. McDonough described VASP as building on existing authority | Attribution: launched under Sec. McDonough, terminated 2025 under Sec. Collins; the existing-authority statement is the prior administration's | S023 archived · S051 archived | 2026-07-25 |
| C024 | Post-foreclosure evictions of veteran families are filed in the Secretary's name via a VA REO contractor under a federal contract with a ceiling near $374 million. | VRM REO/eviction contract ceiling (USASpending/FPDS) | Contract record; confirm current ceiling | S024 archived | 2026-07-23 |
| C025 | The 180-day servicer implementation runway was the mortgage industry's own request, granted in full. | MBA and CHLA each asked VA for at least 180 days in March 2026 comment letters; VA set exactly 180 days from the June 1 publication, landing 11/28/26 | Industry letters reported by HousingWire 3/12/26; the 180-day figure is confirmed in VA's own servicer FAQ | S026 archived · S025 | 2026-07-25 |
| C026 | Foreclosure activity is climbing while the partial claim is still not running. | 227,548 filings H1 2026 (+21% YoY, +28% vs H1 2024); VA delinquency 4.99% vs 2.75% conventional; industry forecast of FHA/VA foreclosures more than doubling by autumn 2027 | ATTOM counts all residential property not veteran households; delinquency is survey data; the doubling figure is a practitioner forecast, cite as warning not projection | S028 archived · S029 archived · S030 · S033 archived | 2026-07-25 |
| C027 | The outcome was named in advance, repeatedly, by the industry, advocates, national press and Congress. | Chronological warning record Mar 2025 - Jul 2026 | Foreseeability, not intent; never cite as evidence that any official intended the outcome | S009 archived · S020 archived · S030 · S026 archived · S002 archived · S034 archived · S029 archived · S001 archived · S027 archived · S032 archived · S028 archived · S033 archived | 2026-07-25 |
| C028 | Low-income veteran households get inadequate or no professional legal help for the overwhelming majority of their civil legal problems. | LSC 2017 Justice Gap: 71% had a civil legal problem; sought help for 21%; est. 88% received inadequate or no professional legal help | 2017 data, predates this crisis; measures civil legal need generally not foreclosure defence; veteran estimates based on fewer than 100 reported problems | S047 archived | 2026-07-25 |
| C029 | Families who took a COVID-19 forbearance were told, in VA's own guidance, that the missed payments would not have to be repaid in a single payment. | VA CARES Act guidance: up to 180 days + 180 more on request; payments missed during forbearance do not have to be made up in a single payment | Guidance as issued in 2020; establishes what families were told, not what any servicer later offered | S048 · S049 archived | 2026-07-25 |
| C030 | The partial claim veterans used during the pandemic came from CARES Act authority that expired in 2021, leaving VA the only federal home loan program without one. | H.R. 1815 sponsor summary: CARES partial-claim authority expired 2021; every other federal home loan program offers a partial claim except VA | Sponsor summary is an advocacy document; cite for legislative rationale on the record, not neutral analysis | S050 · S010 archived | 2026-07-25 |
| C031 | The bill that creates the VA partial claim also eliminates judicial review of VA's decision to take a secured interest in a veteran's defaulted home loan. | CBO Mandates section: by not allowing judicial review of VA's decision to obtain secured interest in a veteran's defaulted home loan, the bill would eliminate an existing right of action; no cost assigned because judicial review does not result in monetary damages | Scores H.R. 1815 as reported in 2025; the authority was enacted via Pub. L. 119-37 s7307 and whether the enacted text carries the same provision is not verified here | S005 archived | 2026-07-25 |
| C032 | The partial claim was scored for roughly 12,200 claims averaging $27,200, with the authority expiring five years after enactment. | CBO: ~12,200 partial claims at $27,200 average on VA-provided loan volume; 37% subsidy rate; $124M subsidy costs 2025-2035; authority expires five years after enactment; 25% cap or 30% if delinquent before May 1 2025 | 12,200 is a take-up projection, not a statutory cap; scores H.R. 1815 as reported, not enacted Pub. L. 119-37; cohort tiers are counted differently | S005 archived | 2026-07-25 |
| C033 | VA's regulation pays a servicer at most $1,000 for a successful loss-mitigation outcome, and the largest incentive in the schedule is for a short sale. | 38 CFR 36.4319(b) incentive schedule by tier: repayment plan 200/160/120/0; special forbearance same; loan modification 700/500/300/0; short sale 1000/800/600/0; deed-in-lieu 350/250/150/0; 36.4319(e) lets the Secretary stop payment for inadequate servicing | Incentives are one input into servicer behaviour, not the whole picture; tier ranking is itself a performance mechanism | S021 | 2026-07-25 |
| C035 | VA told Congress in February 2024 that it could not offer a partial claim, and explained the risk-share reason why. | VA: unlike HUD and USDA it has no explicit authority to advance guaranty funds as loss mitigation and cannot offer a partial claim pulling from the guaranty; longstanding public position that Congress never authorized a partial advance without termination of the loan; lack of authority may be because VA carries only 25% of default risk where other federal programs carry 90% or more; COVID-VAPCP expired 10/28/2022 | VA's position as of Feb 2024, before Congress created the permanent partial claim in Pub. L. 119-31 (7/30/25); explains the pre-2025 gap, not VA's authority today | S052 archived | 2026-07-25 |
| C036 | VA's own February 2024 numbers: more than 200,000 veterans affected by the COVID-19 emergency, more than 50,000 assisted through its temporary retention options. | Also 145,000+ retained homes and avoided foreclosure over the prior year | VA's figures on VA's definitions; the 145,000 covers roughly the year to Feb 2024, a different period and measure from the 173,000 in the June 2026 launch release; cohort tiers are not derived from or merged with either | S052 archived | 2026-07-25 |
| C037 | A year before Congress acted, independent analysts had documented that VA had the most limited loss-mitigation options of any federal program and told Congress what was needed. | Urban Institute 7/2024: VA has the most limited loss mitigation options lacking both portfolio and partial claim authority; Congress needs to grant VA partial claim authority and fund a fuller sequence of loss-mitigation options | Independent analysis not a government finding; the paper names funds acquired July 2021 and expired Oct 2022, and the Refund Modification operated on and off after the partial claim authority expired July 2022 - a run of short extensions rather than one end date; this site uses VA's own COVID-VAPCP expiry of 10/28/2022 | S053 archived · S052 archived | 2026-07-25 |
| C038 | Uneven servicer implementation of VASP was predicted in print, before the harm, because VA never defined the standard servicers had to apply. | Urban Institute 7/2024: lack of clear servicer guidance on 'exhausted all other options' gives servicers a good deal of discretion and assures implementation will be uneven; borrowers could not apply for VASP directly | A prediction about VASP as designed in 2024, published before VASP was terminated; evidence of foreseeability not a measurement of servicer behaviour | S053 archived | 2026-07-25 |
| C039 | Analysts noted at the time that VA could have built a more flexible modification under the authority it already had. | Urban Institute 7/2024: VA with its existing authority could have introduced a more flexible modification rather than the flat 2.5 percent; proposed 20-25 percent payment-reduction target with a 2.5 percent floor at lower cost to government | Concerns VASP's 2024 design and the scope of VA's existing discretion; not a statement about the June 2026 partial-claim policy whose ceilings Congress set in statute | S053 archived | 2026-07-25 |
| C040 | VA's own borrower FAQ warned that short sale and deed in lieu could result in a loss or reduction in your future home loan benefit. | CARES Act FAQ question 13 attaches the italicised future-benefit caution to short sale and deed in lieu | VA's statement of consequence in borrower guidance, not a finding about any family's entitlement | S054 archived | 2026-07-25 |
| C041 | Both COVID-era partial-claim options turned on a borrower's status in March 2020 and closed on fixed dates. | COVID-VAPCP 7/27/21-10/28/22, current or within 30 days of current on 3/1/20; Refund Modification 7/27/21-7/1/23, within 120 days current on 3/1/20 | Records the barriers as VA published them, not how many families they excluded | S054 archived | 2026-07-25 |
| C042 | Entry into CARES forbearance was mandatory on request, without documentation, regardless of whether the borrower was already behind. | Interagency servicer fact sheet: servicer must give the forbearance requested; no documentation required; available regardless of delinquency status; VA servicers cannot require a lump sum immediately on exit | The duty attaches to entry and to the lump-sum prohibition on exit; it does not make any exit option mandatory | S049 archived · S054 archived | 2026-07-25 |
| C043 | VA instructed servicers not to start foreclosure or its alternatives at Step D, and recorded in the same circular that servicers had been doing exactly that. | Circular 26-24-2: servicer is not to initiate foreclosure or alternatives at this point; VA observed servicers may have begun foreclosure or offered deed-in-lieu or short sale before VA had the opportunity to determine whether another option could help the borrower retain the home; all Step D loans to be referred to VA | VA's general observation about servicer conduct under earlier circulars, Feb 2024; not a finding about any individual servicer or loan | S055 archived | 2026-07-25 |
| C044 | The COVID-19 Home Retention Waterfall's own entry test was broader than the partial-claim test: current or less than 120 days past due as of March 1 2020, or a loan made on or after that date. | Circular 26-24-2 section 5; Step C targets 31 pct of gross monthly household income without VA purchase exceeding 30 pct of UPB, and where achievable the servicer offers the Refund Modification regardless of the percentage of payment reduction | The waterfall entry test, distinct from the COVID-VAPCP test in C041; a borrower could fall outside one and inside the other | S055 archived | 2026-07-25 |
| C045 | In February 2024 VA told servicers it could purchase a delinquent loan outright under its section 3732 refunding authority. | Step D options at VA's sole discretion include exercising loan refunding authority under 38 USC 3732 to purchase a delinquent loan from the holder and assume primary servicing | Describes what VA may do at its sole discretion; does not record how often it was used | S055 archived | 2026-07-25 |
| C046 | The servicer guidance said arrears could be paid back over time, and that a borrower could end a forbearance simply by resuming the regular monthly payment. | Interagency CARES fact sheet: missed payments must be repaid although it may be paid back over time; inform borrowers they can resume making their regular monthly mortgage payment to end the forbearance and discuss repayment options; servicers of VA loans cannot require a lump sum immediately after exit; M26-4 Chapter 5 options | Records what the guidance instructed; not a finding that any particular servicer departed from it | S049 archived | 2026-07-25 |
| C047 | VA named its VASP authority on the record in February 2024, three months before launch: 38 U.S.C. 3732 and 38 C.F.R. Part 4320. | Bell: 'Yes, sir, 38 USC 3732, as an authorization for VASP, as well as our current regulation at 38 CFR 4320'; 40,000 borrowers sought; 6 months of payments required on a modification in the waterfall | VA's assertion of authority, contested at the hearing by the subcommittee chair; records what VA claimed and when, not a finding that the authority existed; predates the April 2024 launch materials at C023 by three months | S056 | 2026-07-25 |
| C048 | The standard was set on the record, by the subcommittee's own chair: whether VA has authority to keep veterans in their homes is a veterans question, not a partisan one. | Van Orden 2/15/24: 'I have concerns now, and I do not care who is in the White House, because this affects our veterans and is not political'; substantive objection was no statutory authority for a below-market-rate modification, very little confidence in VA's ability to administer, VA 'simply making this up'; VA answered 38 USC 3732 and 38 CFR 4320; program terminated eleven months later on ~8 days notice | The standard as stated at that hearing, quoted in full and in context; this project applies it to the entire record before and after January 2025 and to every party in it; it does not characterize any member's later positions or motives - what each party said and when is on News & Record and the Accountability Tracker | S056 | 2026-07-25 |
| C049 | Sixteen months before the replacement was terminated, Congress and VA were already arguing about the interest rate on a modification - from opposite directions. | Chair pressed on intentional default for a lower payment, noting most veteran borrowers exceed 3%; Bell: almost 90% of portfolio at 2.5-3% coupon | Hearing record of a policy argument, not evidence about what any servicer offered any borrower; community-reported accounts of market-rate modification offers are recorded separately under their own label and not merged | S056 | 2026-07-25 |
| C050 | Veterans were told to pay the full arrears or lose the house, after VA had announced a foreclosure pause. | Servicer: you have to pay the full amount back or you're going into foreclosure; pause message did not appear to be trickling down; ~$20,000 arrears | Press reporting of one family's account, not a finding about any servicer's conduct generally | S058 archived | 2026-07-25 |
| C051 | The alternative offered in place of a lump sum raised the monthly payment. | Told arrears would move to the back end of a 30-year mortgage; then $57,000 demanded or a modification; modification raised payment $1,300/mo to $3,600 | One family's reported terms; consistent with C033/C034 but not a pattern on its own | S058 archived | 2026-07-25 |
| C052 | VA active-foreclosure volume diverged from FHA and GSE volumes after the moratorium ended and VA's assistance program ended. | NPR analysis of ICE data indexed to 100 in Jan 2018: VA ~123 by late 2023, FHA ~63, GSE ~55; chart marks VA ending its assistance program | News analysis of proprietary servicing data read from the published chart, so index values are approximate | S057 archived | 2026-07-25 |
| C053 | VA's 2023 foreclosure pause was temporary and ran only to May 31, 2024, with 40,000 VA borrowers in foreclosure or delinquent. | Secretary: pause through May 31 2024 for the additional time that we need; 40,000 in foreclosure or delinquent without a modification; VA met with servicers of 90%+ of VA loans | Figures as reported Dec 2023; the 40,000 is point-in-time on the reporter's sourcing, not a VA publication, and is not merged with the cohort tiers | S058 archived | 2026-07-25 |
| C055 | The committee that ended VASP argued for the partial claim on cost grounds - and put the arithmetic on the record. | Apr 3 2025 joint statement: intent to establish a partial claim so veterans can stay in their homes 'while still protecting the American taxpayer'; $22,500 average delinquency vs $292,000 average loan purchased (now $320,000); a partial claim 'could solve the majority of delinquent loans at a much less expensive clip to the taxpayer' | The quoted words and figures are the committee majority's own; establishes the standard its authors set for themselves; the characterisation of why VASP was created is theirs, quoted not adopted | S059 archived | 2026-07-25 |
| C057 | Within six days of the VASP announcement, the ranking members of three committees of jurisdiction warned the Secretary in writing that the closure would push veterans into foreclosure. | Apr 9 2025 letter signed by 22 Democrats and Independents; Takano's 80,000 figure the same month; Jul 2025 bipartisan bicameral statement describing the replacement as a tool to keep veterans in their homes | Statements of the members who made them, quoted as made; the 80,000 figure is Takano's and is not adopted or merged with the cohort tiers | S060 · S061 archived · S062 archived | 2026-07-26 |
| C058 | The Take Care of America's Veterans Act is paid for by raising VA home loan fees and by codifying future disability-rating cuts. | IRRRL funding fee 0.5% to 1.42%; loan-assumption fee 0.5% to 1.0%; Section 108 codifies an estimated $57B in future rating reductions for tinnitus and sleep apnea; Common Defense estimates $8,000+ added over an average loan; VFW and DAV oppose the offsets; led by Reps. Bost and Van Orden and Sen. Moran | Records the offsets as written and the organisations' stated opposition; asserts no member's motive; the site's reading is labelled PROJECT ANALYSIS separately | S031 archived · S041 archived · S206 | 2026-07-26 |
| C059 | A family that took a loan modification in the previous 24 months does not qualify for the partial claim, and Congress did not write that rule. | M26-4 Ch. 22 sec 22.02 a.7: "The borrower has not received a loan modification in the 24 months preceding the date the servicer evaluates the loan under the Waterfall." One of seven criteria in 22.02 that do not appear in 38 U.S.C. 3737. | Establishes that the criterion is an agency addition, not that it is unlawful. Does not establish how many families it excludes. | S013 · S006 · S010 | 2026-08-18 |
| C061 | Two of the ten qualifying criteria were changed or added after the public comment window closed, so the people who commented commented on a different document. | Draft 22.02 a.7(a) required "at least six (6) monthly payments since the most recent modification"; the final replaced it with a flat 24-month lockout. Criterion 10, disqualifying a prior COVID-19 partial claim payment or refund modification, does not appear in the draft. | Establishes that the text changed between draft and final. Does not establish why, and does not establish that any commenter would have objected. | S149 · S013 · S006 | 2026-08-18 |
| C062 | A foreclosure protection Congress created in July 2025 was narrowed 105 days later, inside a funding bill. | 38 U.S.C. 3720(h), created by Pub. L. 119-31 sec 2(b)(3), barred the Secretary from acting under 3720(a)(2) to (5) "before the completion of the sequence of mitigation options". Pub. L. 119-37 sec 7307(a) replaced that with a bar applying only to a purchase under 3732(a)(2) "unless the Secretary determines the purchase would be made consistent with section 3732(d)". The companion bar in 3732(d) was left intact. | Compares enacted text with amended text. Does not assert intent, does not assert that the change caused any foreclosure, and no committee report or explanatory statement examining this specific effect has been located as of 2026-08-18. | S151 · S152 · S019 | 2026-08-18 |
| C064 | Federal law sets six conditions a VA refinance must meet before it can be guaranteed, and each one can be checked from a family's own closing papers. | 38 U.S.C. 3709 sets four of them: the lender must certify a recoupment period and schedule all fees and incurred costs to be recouped within 36 months of loan issuance (a); it must provide the borrower with a net tangible benefit test (b)(1); the new rate must be at least 50 basis points below the old one where a fixed rate replaces a fixed rate and 200 basis points where an adjustable rate replaces a fixed rate (b)(2) and (b)(3); and the loan may not be guaranteed until the later of six consecutive monthly payments made on the loan being refinanced and 210 days after that loan's first payment due date (c). 38 CFR 36.4307 adds that the new monthly principal and interest payment must be lower and caps the new loan at the refinanced balance plus authorised closing costs and a discount of no more than 2 percent. VA Circular 26-19-22 requires the lender to twice present the veteran with a comparison of the two loans, once within three business days of application and again at closing. | Quotes the statute, the regulation and the circular as published. Whether any particular refinance met them is a legal question, and most of the documents that answer it sit in the lender's loan file rather than the family's. | S172 · S173 · S174 | 2026-08-21 |
| C065 | VA's Inspector General reported that the Loan Guaranty Service could not confirm lenders were meeting three of those requirements. | VA OIG Report 21-01295-149, August 23 2023, page ii: Prior to these new controls, LGY was unable to sufficiently ensure those three requirements were met. The three are fee recoupment, net tangible benefit and loan seasoning. On the reporting lenders owe VA after closing, page iii: lenders did not comply, and LGY's controls were not sufficient for obtaining compliance. | The finding describes controls in place before the May 2020 controls the audit describes, and the audit sample is fiscal year 2020. The OIG made nine recommendations and VBA concurred with all nine; three were flagged as needing a VA Office of General Counsel legal opinion before a disagreement about closing costs could be resolved. | S178 | 2026-08-21 |
| C066 | Thousands of veterans were overcharged on VA refinances in the year those refinances multiplied nearly sevenfold. | VA OIG Report 21-01295-149. Page 1: In fiscal year (FY) 2020, VA reported a 598 percent increase in the number of IRRRLs from the previous year. Page ii: the OIG estimated that at least 3,200 FY 2020 borrowers were overcharged $1.6 million. Page 19: approximately 18,400 of the FY 2020 borrowers (21 percent) were potentially overcharged a total of $3 million in unsupported, unallowable or unreasonable closing costs. | Both figures are statistical estimates projected from audit samples of fiscal year 2020 loans, not counts of identified individuals. The $1.6 million estimate rests on 19 sampled loans. VA and the OIG did not agree on part of the closing-cost finding. | S178 | 2026-08-21 |
| C067 | In 2019 VA's Inspector General found the Loan Guaranty Service did not always oversee servicers well enough for borrowers in default to get the help they were owed. | VA OIG Report 18-03979-204, September 30 2019: The OIG found the Loan Guaranty Service did not always provide sufficient oversight to ensure borrowers in default received the needed assistance. And: The audit team estimated, based on a sample review of 200 loans, that 14 percent of loans had at least one oversight deficiency. All four recommendations are recorded as Closed-Implemented, the last of them on June 23 2020. | A 2019 audit projected from a 200-loan sample. Closure records that VA satisfied the OIG it had acted on a recommendation; it does not measure what happened to families afterwards. The four closure dates differ; the private appendix this row was built from records them all as June 23 2020, which the OIG dashboard does not support. | S176 | 2026-08-21 |
| C068 | In 2022 the Inspector General told VBA leadership that its focus on organisational problems had harmed some veterans, and VBA formally disagreed in writing. | VA OIG Management Advisory Memorandum 22-01290-237, December 8 2022, page 2: VBA's well-intentioned focus on solving organizational challenges has, however, resulted in negative consequences for some veterans and their families. Page 7 records the response: VBA strongly oppose[s] the implication that VBA did not always fully consider the effect organizational decisions would have on Veterans, beneficiaries, and their families. | The memo is cross-cutting across VBA, drawing on at least four reports issued since 2018 covering home loan funding fees, pensions, personal information and medical examinations. It is not a Loan Guaranty finding and it makes no new recommendations. | S177 | 2026-08-21 |
| C069 | A state attorney general has already enforced against a mortgage servicer for failing to apply COVID-era protections correctly. | On December 17 2025 the Massachusetts Attorney General announced a $4.65 million settlement with Newrez LLC, as successor by merger to Specialized Loan Servicing LLC, under the headline AG Campbell Reaches $4.65 Million Settlement with Mortgage Loan Servicer for Unlawful Foreclosures and Deceptive Business Practices, subtitled Violations Include Failure to Correctly Implement Covid-Era Protections. | A state settlement under Massachusetts consumer protection law. It is not a VA loan case, it binds no other state or company, and a settlement is not an admission. The company is named here as the subject of a published enforcement action, not as the subject of an argument. | S179 | 2026-08-21 |
| C070 | A federal appeals court has held that the company servicing a loan when an escrow payment comes due is the one responsible for making it. | Harrell v. Freedom Mortgage Corp., No. 19-1379 (4th Cir. Oct. 2, 2020), published: the person responsible for servicing the mortgage at the time a payment is due must make that payment. The opinion ties that duty to the date the payment becomes due, and reads the Regulation X standard at 12 C.F.R. 1024.17(k)(1) so that timely manner means on or before the deadline to avoid a penalty. | Published Fourth Circuit precedent, binding in Maryland, North Carolina, South Carolina, Virginia and West Virginia and persuasive elsewhere. The company in the case name is part of the citation, not the subject of this claim. | S180 | 2026-08-21 |
| C071 | Washington's own financial regulator led a national mortgage servicing settlement in 2020 and charged another servicer in 2026. | On December 7 2020 the Washington State Department of Financial Institutions announced the finalised multistate resolution with Nationstar Mortgage LLC, doing business as Mr. Cooper: consumer redress approaching $90 million to more than 115,000 consumers in 53 states, plus penalties in excess of $6.5 million, over conduct including missed tax payments from borrower escrow accounts, failure to terminate private mortgage insurance when conditions were met, and wrongful foreclosures. DFI led the investigation alongside 52 state regulators, 51 state attorneys general and the Consumer Financial Protection Bureau. On April 6 2026 the same department issued a statement of charges against Newrez LLC seeking $4,175,000, alleging among other things failing to mediate in good faith during foreclosure and improperly maintained and serviced escrow accounts. | State licensing and consumer protection enforcement over mortgage servicing conduct generally. Neither action is a VA loan case. The 2026 charges are allegations; a statement of charges is not a finding. | S181 · S182 | 2026-08-21 |
| C072 | A family whose servicer modified their loan in the previous 24 months is barred from the partial claim by a rule Congress never wrote, and the clock runs to a date the servicer controls. | M26-4 Chapter 22, final, effective June 1 2026, criterion 22.02 a.7, verbatim: The borrower has not received a loan modification in the 24 months preceding the date the servicer evaluates the loan under the Waterfall. The lookback therefore ends on the date of the servicer's evaluation, not on any date the family controls. 38 U.S.C. 3737(a) sets three conditions and contains no lookback of any length and no reference to a prior loan modification. The February 2026 draft had no such criterion; its criterion 7(a) asked only that a modified loan have six monthly payments since the most recent modification. | Compares handbook text with statutory text. It establishes that the lookback is an agency addition and that its end date is set by the servicer, not that it is unlawful. | S184 · S019 · S149 | 2026-08-21 |
| C073 | Congress made the loss mitigation sequence mandatory; VA's handbook makes the foreclosure halt wait until a trial payment plan is offered. | 38 U.S.C. 3732(d), added by Pub. L. 119-31 section 2(a)(3) on July 30 2025, verbatim: The Secretary shall prescribe loss mitigation procedures, including a mandatory sequence in which the holder of a loan guaranteed under this chapter shall offer loss mitigation options (including an option to enter into a partial claim agreement under the VA Home Loan Program Reform Act) to a veteran, to help prevent the foreclosure of such loan. The Secretary may not purchase an entire such loan until the veteran has completed such sequence. It names no trial payment plan. M26-4 Chapter 22 section 22.03 a.2, final, verbatim: Servicers must cease initiating, continuing, or completing foreclosures on loans where a TPP is offered to the borrower. Section 22.03 a: Servicers will only offer a TPP when the qualifying criteria are met. So the halt is conditional on all ten criteria. | Quotes the statute and the handbook. It establishes what triggers the halt on paper; it does not establish what any servicer did in any case, and it does not assert that the handbook is unlawful. | S183 · S184 | 2026-08-21 |
| C074 | VA's partial claim chapter recognises a spouse when the marriage ends or the borrower dies, and not while the household is intact. | M26-4 Chapter 22, final, effective June 1 2026, searched in full on 2026-08-21: the chapter contains no occurrence of the words co-borrower, caregiver or household. It addresses family circumstance only as exceptions to a rule written about one borrower: a former spouse who received the property through a divorce (22.02 a.8(a)), a surviving spouse who received it from the estate (a.8(b)), a Successor in Interest who assumed the loan before the default (a.8(c)), a borrower deployed, hospitalised or in long-term care, where occupancy is met if the property is a family member's primary residence (a.3(c)), and a co-obligor whose signature is waived because they committed domestic violence (a.9(d)). Eligibility itself is decided on one borrower and that borrower's residence. | A stated negative: three words are absent from one chapter, verified by a full-text search of the final. It is a finding about the program's drafting, not about how any servicer applies it, and not about any one family. It does not assert that a caregiver spouse on the note is excluded in practice, only that the chapter never names the arrangement. | S184 | 2026-08-21 |
| C075 | Eleven days after VA announced the end of VASP, the mortgage industry told the Secretary in writing that thousands of veterans who might qualify had not completed the loss-mitigation sequence, and asked VA to let borrowers fix a defective application rather than deny one filed on time. | CHLA to Secretary Doug Collins, April 14 2025: "There are likely thousands (maybe tens of thousands) of veterans who may qualify for VASP who haven't gone through the waterfall, and many who have been told they meet VASP qualifications but have not fully submitted documents to VA (and may not be able to within two weeks)." The letter asks that "if there is key information missing from an existing application (or an issue with title, etc), VA should give the veteran and their servicer time to cure the fault if the application was submitted on time, rather than just deny the file," and requests a 60-day transition after formal publication. | A trade association's letter, not a government finding, and it does not establish that VA declined any specific application. What it establishes is that the risk was put to the Secretary in writing, by the industry that would have to administer the deadline, before the deadline ran. | S189 | 2026-08-22 |
| C076 | A federal court approved a $185 million class action settlement against the largest bank mortgage servicer in the country over COVID forbearances placed on customers who had not asked for them. | In re Wells Fargo COVID Forbearance Settlement Litigation, Case No. 2:24-cv-01026-MHW-EPD, United States District Court for the Southern District of Ohio. Plaintiffs alleged Wells Fargo placed customers into mortgage forbearance without informed consent between March 1 2020 and December 31 2021. Final Approval Order December 19 2024. Effective February 15 2025. Approximately 300,000 class members. Automatic payments began March 2025. | Wells Fargo denies any wrongdoing and the settlement resolves the claims without a finding of liability. The conduct is not the conduct in this record: a forbearance nobody asked for is a different failure from a partial claim nobody could get. What it establishes is scale and that this class of servicing failure is actionable, not that any VA claim follows from it. | S249 | 2026-09-05 |
PROJECT ANALYSIS 6 entries
| ID | Claim | What it rests on | What it does not prove | Source | Checked |
|---|---|---|---|---|---|
| C016 | The Department cannot say it lacks authority to reach the families its eligibility barriers exclude; the barriers are handbook choices, reversible by the same pen that wrote them. | Authority exists, Congress broadened it, and VA is actively using it for everyone except the families already harmed | Interpretation grounded in statute and agency guidance cited | S010 archived · S013 archived | 2026-07-22 |
| C034 | The money in VA's rules does not point toward keeping families in their homes. | Top-tier modification pays the servicer $700 while CBO records VA typically pays lenders up to 25% of the outstanding balance on foreclosure (up to $75,000 on a $300,000 balance) | Our reading, not rule text; incentive goes to the servicer and guaranty to the holder, often but not always the same company; a guaranty payment reimburses loss rather than producing profit; not a finding that any servicer profits by foreclosing | S021 · S005 archived | 2026-07-25 |
| C054 | On the government's own numbers, foreclosure is the spending and retention is the offset - the barriers that exclude the cohort move federal money to the more expensive outcome. | CBO: decrease in net direct spending, $294M avoided foreclosure-related payments, ~$27,200 per claim; project model ~$2.3B to foreclose on the 31,500 in active foreclosure; 38 CFR 36.4319(b) caps retention incentive at $1,000 with largest incentive for short sale; VA REO eviction contract up to $374.4M | Project conclusion, not a government finding; $2.3B is our model from published per-foreclosure figures; CBO scores H.R. 1815 as reported; two of three official statements await Congressional Record or committee-video citation | S005 archived · S003 archived · S021 · S024 archived | 2026-07-25 |
| C056 | Measured against the standard its own authors set, the partial claim has not yet done what it was said to do. | VASP ended 5/1/25 on ~8 days notice; partial claim authorised 7/30/25, final policy 6/1/26, submissions 6/15/26, servicer deadline 11/28/26 - more than 18 months; Ch. 22 handbook barriers exclude the cohort the withdrawal exposed; CBO scored the partial claim as a decrease in net direct spending against ~$2.3B modelled for the 31,500 in active foreclosure | Project conclusion from the cited record, not a government finding; dated commitments measured against dated implementation; establishes that commitment and outcome diverged and who made the commitment, not why; $2.3B is this project's model | S059 archived · S010 archived · S006 · S013 archived · S005 archived · S003 archived | 2026-07-25 |
| C060 | The 24-month lockout runs to the date a servicer evaluates the loan, and servicers have until November 28 2026, so a family modified after roughly November 2024 is barred at the moment the program finally reaches them. | The lookback in 22.02 a.7 is measured from "the date the servicer evaluates the loan under the Waterfall", not from the policy date. VA's servicer FAQ sets the operational deadline at 180 days from the June 1 2026 publication, November 28 2026. | Arithmetic from two published dates. Evaluation dates vary by servicer, and a family modified earlier may clear the lookback before their servicer is operational. | S013 · S006 · S025 | 2026-08-18 |
| C063 | Of thirteen recommendations one veteran family submitted on VA's draft policy, VA adopted two, and both were drafting changes rather than enforcement or remedy. | A public comment on the draft M26-4 Chapters 5 and 22 was filed on March 11 2026; VA acknowledged receipt by email the same day. Each of the thirteen recommendations was compared against the text of the June 1 2026 final policy. Two were adopted: the 30 percent COVID-era cap applied by reference to when a payment was missed, and a 30-day VALERI submission clock. The eleven declined are each either an enforcement mechanism that would constrain a servicer or a remedy that would reach a family already harmed. | Measures one commenter's recommendations against the final text. It does not measure what VA did with the rest of the comment record, which we have not reviewed, and it does not assert that VA read or considered this comment specifically. PUBLISHED 2026-08-31 in redacted form at /sources/public-comment/, so both columns of the table are now checkable by a reader. COUNT, stated because both numbers appear on this site: the comment makes twelve section-by-section recommendations and one cross-cutting ask under 38 U.S.C. 3737(h). This row counts thirteen by including the cross-cutting ask; the comment's own text says twelve, meaning the section items. Neither is wrong. VERSION: the published copy is the author's tightened copy dated 2026-03-16, five days after filing; 194 of about 240 sentences are identical to the copy dated 2026-03-11 and the differences are added citation detail. It is not offered as a byte-exact reproduction of what VA received. | S006 · S013 | 2026-08-31 |
SOURCE REGISTER
Every source, with an archived copy wherever one exists
Congressional URLs reorganise between Congresses. The archived link is the one that will still resolve in two years.
| ID | Title | Publisher | Date | Status | Links |
|---|---|---|---|---|---|
| S001 | Sen. Blumenthal remarks, SVAC hearing (15,000+ figure) | U.S. Senate Veterans' Affairs Committee | 2026-05-20 | verified | source · archived |
| S002 | NPR VA foreclosure investigation (Arnold/Lawrence) | NPR | 2026-04-02 | verified | source · archived |
| S003 | NCLC analysis to HVAC EO Subcommittee (Cohen) | National Consumer Law Center | 2026-03-26 | VERIFIED | source |
| S004 | Foreclosure-loss analysis | Center for Responsible Lending | 2025-12-19 | verified | source · archived |
| S005 | CBO score, H. Rept. 119-104 Sec. 3 | Congressional Budget Office / U.S. House | 2025 | verified | source · archived |
| S006 | VA Partial Claim final policy | U.S. Dept. of Veterans Affairs | 2026-06-01 | verified | source |
| S007 | VA program-launch press release (173,000 avoided foreclosure FY2025) | U.S. Dept. of Veterans Affairs | 2026-06-15 | verified | source · archived |
| S008 | REO / auction supply data | Auction.com | 2025-07 | verified | source · archived |
| S009 | 'Foreclosure. Period.' warning (Balce) | Mortgage Bankers Association | 2025-03 | verified | source · archived |
| S010 | H.R. 1815, VA Home Loan Program Reform Act - Pub. L. 119-31 | Congress.gov | 2025-07-30 | verified | source · archived |
| S011 | VASP program record | U.S. Dept. of Veterans Affairs | 2024-05-31 | verified | source · archived |
| S012 | Veteran Homelessness Programs: Opportunities to Improve Data Collection and Establish an Evaluation Plan (GAO-26-107517) | U.S. Government Accountability Office | 2026-03-30 | verified | source · archived |
| S013 | M26-4 Chapter 22 (VA loss-mitigation / partial-claim policy) | U.S. Dept. of Veterans Affairs | 2026-06 | verified | source · archived |
| S014 | CARES Act forbearance provisions | U.S. Congress / federal agencies | 2020 | verified | source · archived |
| S015 | Rep. Pappas + 27 colleagues (28 signers), foreclosure-moratorium letter | U.S. House (Rep. Chris Pappas) | 2026-05-26 | verified | source · archived |
| S016 | NCLC + NFHA moratorium call, Takano-Pappas press conference | U.S. House Democrats (Veterans) | 2025-05-20 | verified | source · archived |
| S017 | Rising veteran homelessness / voucher-to-unit gap | National Coalition for Homeless Veterans | not dated | verified | source · archived |
| S018 | VA Homeless Programs FY25 budget breakdown (VA own) | U.S. Dept. of Veterans Affairs | 2025 | verified | source · archived |
| S019 | Pub. L. 119-37 §7307(e); 38 U.S.C. §3737(h) as amended | U.S. Congress / Cornell LII | 2025-11 | verified | source · archived |
| S020 | VASP behind/accepted figures | CNN | 2025-04-30 | verified | source · archived |
| S021 | eCFR Title 38 Part 36 (VA loan regulations) | U.S. Government / eCFR | 2026 | verified | source |
| S022 | eCFR Title 12 section 1024.41 (Regulation X loss mitigation) | U.S. Government / eCFR | 2026 | verified | source |
| S023 | VASP launch materials - VA Circular 26-24-16 (existing-authority statement) | U.S. Dept. of Veterans Affairs | 2024 | verified | source · archived |
| S024 | VRM REO / eviction contract record (PIID VA119A17C0062) | USASpending / FPDS | 2026 | verified | source · archived |
| S025 | VA Partial Claim / Loss Mitigation Waterfall FAQs for servicers | U.S. Dept. of Veterans Affairs | 2026-06-16 | verified | source |
| S026 | Mortgage-industry comment letters on the draft policy (MBA, CHLA) | HousingWire (Sarah Wolak) | 2026-03-12 | verified | source · archived |
| S027 | ABA analysis of the final Ch. 5 / Ch. 22 policy | ABA Banking Journal | 2026-06-05 | verified | source · archived |
| S028 | ATTOM 2026 Mid-Year U.S. Foreclosure Market Report | ATTOM Data Solutions | 2026-07-16 | verified | source · archived |
| S029 | MBA National Delinquency Survey, Q1 2026 | Mortgage Bankers Association | 2026-05-14 | verified | source · archived |
| S030 | FHA and VA foreclosures could more than double by next fall | Mortgage Professional America (Donna Schmidt, DLS Servicing) | 2026-07-23 | verified | source · archived |
| S031 | VA home loan refinancing fee would nearly triple under GOP-led bill | Stars and Stripes (Linda F. Hersey) | 2026-06-15 | verified | source · archived |
| S032 | VA home foreclosures surge as veterans are urged to call servicers early | WRDW / WAGT 12 On Your Side | 2026-06-23 | verified | source · archived |
| S033 | US Foreclosures Rise 21% - FHA and VA Loans Show the Most Stress | The Close | 2026-07-21 | verified | source · archived |
| S034 | Veterans Face Housing Squeeze as VA Pulls Back Help and New Homes Stall | Newsweek | 2026-05-02 | verified | source · archived |
| S035 | Realtor.com on the Partial Claim launch and the foreclosure process | Realtor.com | 2026 | verified | source · archived |
| S036 | What is a loan modification and who qualifies | Military.com | 2026 | verified | source · archived |
| S037 | 4 years until time expires on new VA mortgage program to avoid foreclosure | Military.com | 2026 | verified | source · archived |
| S038 | H.R. 6644, 21st Century Veterans Affairs Benefits Delivery Act - enrolled text | GovInfo / U.S. Congress | 2026 | verified | source · archived |
| S039 | Investors list more homes after Road to Housing Act but impact may stay local | HousingWire | 2026-07-21 | verified | source · archived |
| S040 | House roll call 249 - motion to recommit, Take Care of America's Veterans Act (H.R. 9237) | Office of the Clerk US House | 2026-07-16 | verified | source · archived |
| S041 | Take Care of America's Veterans Act (H.R. 9237), 119th Congress - bill record | Congress.gov | 2026 | verified | source · archived |
| S042 | H.R. 8532, VA Home Loan Affordability Act - bill text | Congress.gov | 2026 | verified | source |
| S043 | Sen. Murray on Legal Services Corporation funding, FY2026 | Office of Sen. Patty Murray | 2026 | verified | source · archived |
| S044 | Legal Services Corporation FY2027 budget request | Legal Services Corporation | 2026 | verified | source · archived |
| S045 | LSC on unmet civil legal needs (press release) | Legal Services Corporation | 2026 | verified | source · archived |
| S046 | LSC seeks $2.14B as White House pushes to slash funding | Law360 | 2026 | verified | source · archived |
| S047 | LSC Justice Gap - Special Focus: Veterans and military personnel (2017) | Legal Services Corporation / NORC | 2017 | verified | source · archived |
| S048 | VA CARES Act guidance for borrowers with VA-guaranteed home loans | US Dept of Veterans Affairs / VBA | 2020 | verified | source |
| S049 | CARES Act Forbearance Fact Sheet for FHA VA and USDA servicers | Federal interagency | 2020 | verified | source · archived |
| S050 | VA Home Loan Program Reform Act of 2025 - sponsor summary | US House | 2025 | verified | source |
| S051 | HVAC hearing April 11 2024 - VA budget request FY2025 and FY2026 | US House Committee on Veterans Affairs (118th Cong 2d Sess) | 2024-04-11 | verified | source · archived |
| S052 | Written statement of John Bell III, VA Executive Director Loan Guaranty Service, HVAC Subcommittee on Economic Opportunity | U.S. House Committee on Veterans' Affairs | 2024-02-15 | verified | source · archived |
| S053 | Preventing Foreclosures: How the Pandemic Reshaped the Loss Mitigation Toolkit | Urban Institute Housing Finance Policy Center | 2024-07 | verified | source · archived |
| S054 | Information for VA home loan borrowers during COVID-19 - CARES Act frequently asked questions | U.S. Dept. of Veterans Affairs | 2021 | verified | source · archived |
| S055 | VA Circular 26-24-2 - Updates to VA's COVID-19 Home Retention Waterfall and COVID-19 Refund Modification | U.S. Dept. of Veterans Affairs | 2024-02-09 | verified | source · archived |
| S056 | Hearing transcript, HVAC Subcommittee on Economic Opportunity, February 15 2024 (Hearing 118-53) | U.S. House Committee on Veterans' Affairs | 2024-02-15 | verified | source |
| S057 | NPR investigation: veterans face foreclosure after VA ends a COVID forbearance program | NPR (Arnold/Lawrence; data analysis Benincasa) | 2023-11-11 | verified | source · archived |
| S058 | NPR reporting carried by OPB: veterans fear the VA's new foreclosure rescue plan won't help them | NPR via OPB | 2023-12-01 | verified | source · archived |
| S059 | Chairman Bost, Van Orden Issue Joint Statement on Phase Out of VASP Program | U.S. House Committee on Veterans' Affairs (majority) | 2025-04-03 | verified | source · archived |
| S060 | Blumenthal, Warren & Takano to Collins: Stop Pushing Thousands of Veterans into Foreclosure | Senate Committee on Veterans' Affairs (Minority) | 2025-04-09 | verified | source |
| S061 | Ranking Member Takano statement on the termination of VASP | House Veterans' Affairs Committee (Democrats) | 2025-04 | verified | source · archived |
| S062 | Senate and House VA Committee leaders' statement on passage of the VA home loan legislation | Senate Committee on Veterans' Affairs | 2025-07 | verified | source · archived |
| S063 | Report: More than 10,000 veterans have lost homes since VA changes | ABA Banking Journal | 2026-04-02 | verified | source · archived |
| S064 | Bost home tax | Common Defense | PENDING CITATION | source · archived | |
| S065 | VA Not For Sale - Common Defense | Common Defense | not dated | verified | source · archived |
| S066 | GOP Doubles Down on VA Refinancing Fee Hikes; Veterans Demand Course Correction | Common Defense | PENDING DATE | source · archived | |
| S067 | Takano Rejects GOP Push to Make Disabled Veterans Fund Others’ Benefits | House Veterans' Affairs Committee (Minority) | 2025-12-03 | verified | source · archived |
| S068 | Expanding the Mission: The Future of the National Center for Warrior Independence in West LA | Committee Repository | U.S. House of Representatives (Committee Repository) | PENDING DATE | source · archived | |
| S069 | “Legislative Hearing on: H.R: 6733, The “VISN Reform Act of 2025”; H.R.6580, The “VA National Formulary Act of 2025”; H.R.6599, The “Leasing and Infrastructure Act of 2025”; H.R.65 | U.S. House of Representatives (Committee Repository) | PENDING DATE | source · archived | |
| S070 | VR00 / 20240215 | U.S. House of Representatives (Committee Repository) | PENDING CITATION | source | |
| S071 | HHRG 119 VR00 Wstate PrinceT 20260304 | U.S. House of Representatives (Committee Repository) | PENDING CITATION | source · archived | |
| S072 | HHRG 119 VR00 Wstate DesmondM 20260520 | U.S. House of Representatives (Committee Repository) | PENDING CITATION | source · archived | |
| S073 | HHRG 119 VR10 Wstate CohenA 20260326 | U.S. House of Representatives (Committee Repository) | PENDING CITATION | source · archived | |
| S074 | #195: Addressing The Issues - Secretary Of Veterans Affairs Doug Collins | Green Beret Foundation | 2026-05-01 | verified | source · archived |
| S075 | VA calls for extension of Veteran foreclosure moratorium through Dec. 31, 2024 | U.S. Department of Veterans Affairs | 2024-05-29 | verified | source · archived |
| S076 | MBA Advocacy Update: MAA Advocacy in August Underway; MBA Comments on FTC's Proposed AI Policy Statement, more | Mortgage Bankers Association | 2026-08-07 | verified | source · archived |
| S077 | Wounded Warrior Project Applauds House Passage of the Briley Edmundson Veterans Benefits Act | Wounded Warrior Project | 2026-05-21 | verified | source · archived |
| S078 | 2026 05 8 DVO Letter to OIG FINAL | House Veterans' Affairs Committee (Majority) | PENDING CITATION | source | |
| S079 | “A Grim March Toward Death”: What HUD’s New Homeless Policy Looks Like on the Ground | Shelterforce | 2026-04-20 | verified | source · archived |
| S080 | 5887769 watch live doug collins veterans affairs budget senate hearing | The Hill | PENDING CITATION | source | |
| S081 | Van Orden, Pappas Introduce Bill to Require VA to Provide Timely Equitable Relief for Administrative Errors | Office of Rep. Derrick Van Orden | 2024-04-12 | verified | source · archived |
| S082 | Kitchen Table Issues: Lowering Costs for Veteran Families Through the VA Home Loan Program (hearing) | House Veterans' Affairs Committee | 2026-03-26 | verified | source · archived |
| S083 | Full Committee Legislative Hearing | House Veterans' Affairs Committee | 2026-05-20 | verified | source · archived |
| S084 | Economic Opportunity Subcommittee Chairman Van Orden Leads on Affordability, Cutting Red Tape in VA Home Loan Program for Veterans and their Families | House Veterans' Affairs Committee | 2026-03-26 | verified | source |
| S085 | Committee Launches Investigation into George Washington University on Accusations of Defrauding Student Veterans | House Veterans' Affairs Committee | 2026-05-08 | verified | source · archived |
| S086 | Chairman Bost Opens Hearing on Plan to Reform and Improve Homelessness Services for Veterans in West LA Region | House Veterans' Affairs Committee | 2026-05-13 | verified | source · archived |
| S087 | What They’re Saying: Briley and Edmundson Family’s Highlight Impact H.R. 6047 Would Have on Thousands of American Families | House Veterans' Affairs Committee | 2026-05-18 | verified | source · archived |
| S088 | Chairman Bost Speaks at Rules Committee on Key Bills to Expand Benefits for Disabled Veterans and Survivors, Restore Constitutional Rights | House Veterans' Affairs Committee | 2026-05-19 | verified | source · archived |
| S089 | 2026 05 8 dvo letter to gw final | House Veterans' Affairs Committee | PENDING CITATION | source · archived | |
| S090 | Veterans issues take center stage at roundtable hosted by Derrick Van Orden and Doug Collins | AOL News | 2026-05-08 | verified | source · archived |
| S091 | VA Circular 26-23-25, Loan Repayment Relief for Borrowers | U.S. Department of Veterans Affairs, VBA | 2023-11-30 | verified | source · archived |
| S092 | VA Circular 26-24-12, Loan Repayment Relief for Borrowers | U.S. Department of Veterans Affairs, VBA | 2024-05-29 | verified | source · archived |
| S093 | VASP servicer FAQs (VA and MBA) | U.S. Department of Veterans Affairs, VBA | 2024-07-10 | verified | source · archived |
| S094 | Boozman Holds Hearing Examining FY27 Budget Request for Department of Veterans Affairs | Office of Sen. John Boozman | 2026-04-30 | verified | source · archived |
| S095 | Secy. Doug Collins Testifies on Veterans Affairs Priorities & Budget | C-SPAN | 2026-05-20 | verified | source · archived |
| S096 | Veterans affairs secretary collins testifies on 2026 budget request / 679573 | C-SPAN | PENDING CITATION | source | |
| S097 | Publication / 62209 | Congressional Budget Office | PENDING CITATION | source · archived | |
| S098 | PLAW 119publ31 | U.S. Congress | PENDING CITATION | source · archived | |
| S099 | PLAW 119publ37 | U.S. Congress | PENDING CITATION | source | |
| S100 | H.R. 6047, Sharri Briley and Eric Edmundson Veterans Benefits Expansion Act of 2026, as engrossed in the House | U.S. Government Publishing Office, govinfo | 2026-05-21 | VERIFIED | source |
| S101 | History | U.S. Congress | PENDING CITATION | source | |
| S102 | Text | U.S. Congress | PENDING CITATION | source | |
| S103 | 12 CFR 1024.35 - Error resolution procedures | Electronic Code of Federal Regulations | PENDING DATE | source | |
| S104 | 38 CFR 36.4809 -- Expiration of the COVID-19 Veterans Assistance Partial Claim Payment program. | Electronic Code of Federal Regulations | PENDING DATE | source · archived | |
| S105 | 38 CFR 36.4315 - Loan modifications | Electronic Code of Federal Regulations | PENDING DATE | source | |
| S106 | 38 CFR 36.4319 -- Servicer loss-mitigation options and incentives. | Electronic Code of Federal Regulations | PENDING DATE | source | |
| S107 | 38 CFR 36.4350 - Servicing procedures for holders | Electronic Code of Federal Regulations | PENDING DATE | source | |
| S108 | 38 CFR 36.4803 -- General requirements of the COVID-19 Veterans Assistance Partial Claim Payment program. | Electronic Code of Federal Regulations | PENDING DATE | source | |
| S109 | Elizabeth Dole Foundation applauds House passage of the Sharri Briley and Eric Edmundson Veterans Benefits Expansion Act | Elizabeth Dole Foundation | PENDING DATE | source · archived | |
| S110 | VA Health Care: Efforts to Assess Mental Health Support for Veteran Caregiver Program Need Strengthening (GAO-26-108070) | Government Accountability Office | 2026-04-16 | verified | source · archived |
| S111 | VA Health Care: Recommendations and Observations to Improve Community Care and Support for Caregivers Related to the Dole Act (GAO-26-108943) | Government Accountability Office | 2026-03-04 | verified | source · archived |
| S112 | House Report 119-104 | U.S. Government Publishing Office | PENDING DATE | source · archived | |
| S113 | Trump's big promise for veteran housing is AWOL in VA budget proposal, mystifying vets | Los Angeles Times | 2026-04-22 | verified | source · archived |
| S114 | Legion weighs in on multiple pieces of veteran-friendly legislation | The American Legion | PENDING DATE | source · archived | |
| S115 | The Justice Gap: Measuring the Unmet Civil Legal Needs of Low-income Americans | Legal Services Corporation | 2017 | verified | source · archived |
| S116 | New VA Mortgage Assistance Program Warning for Veterans Facing Foreclosure | www.military.com | 2026-06-19 | verified | source · archived |
| S118 | Ar AA22DeJG | MSN | PENDING CITATION | source · archived | |
| S119 | After Duffy Refuses to Answer Basic Ethics Questions in Angry Outburst at Senate Hearing, Senator Murray Calls for Inspector General to Investigate Duffy’s Corporate-Sponsored Road | Office of Sen. Patty Murray | 2026-05-20 | verified | source · archived |
| S120 | VA Must Pause Foreclosures Until New Mortgage Assistance Program Is Accessible | National Consumer Law Center | 2026-06-15 | verified | source · archived |
| S121 | Are you a veteran pushed into a higher-cost VA loan, or at risk of foreclosure? | NPR | 2023-11-10 | verified | source · archived |
| S122 | Thousands of vets fell victim to a bait-and-switch...by the VA? Lawmakers want a fix | NPR | 2024-02-17 | verified | source · archived |
| S123 | Veterans mortgage foreclosure va loan | NPR | LINK DEAD | npr.org/2025/04/02/nx-s1-5345519 (dead link, no web archive exists; retired 2026-08-13) | |
| S124 | Abrupt End of VASP Program Leaves Veterans, Families at Risk of Home Loss | Center for Responsible Lending | 2025-05-01 | verified | source · archived |
| S125 | Veterans Are Facing a Housing Crisis. Trump Is Making It Worse | Rolling Stone, by Michael Embrich | 2026-04-11 | VERIFIED | source |
| S126 | Congress Is debating the details. Our military families are living the consequences. | Stars and Stripes | 2026-05-18 | verified | source · archived |
| S127 | Bill to increase benefits for critically wounded veterans hits a roadblock: Who will pay for it? | Stars and Stripes | 2025-12-03 | verified | source · archived |
| S128 | House passes 2027 VA budget and funding for military construction projects | Stars and Stripes | 2026-05-18 | verified | source · archived |
| S129 | 2 high-profile veterans bills move toward a final House vote | Stars and Stripes | 2026-05-19 | verified | source · archived |
| S130 | House Democrats move to force a vote on Major Richard Star Act | Stars and Stripes | 2026-05-21 | verified | source · archived |
| S131 | The End of a Veterans Affairs Program Could Put Military Borrowers at Risk of Foreclosure | Urban Institute | PENDING DATE | source · archived | |
| S132 | VA announces new program to help more than 40,000 Veterans stay in their homes | VA Wilmington health care | U.S. Department of Veterans Affairs | 2024-04-10 | verified | source · archived |
| S133 | 7D72EC12 57AB 4AF5 8DC8 E213A4350D8B | Senate Veterans' Affairs Committee | PENDING CITATION | source · archived | |
| S134 | Pending Legislation | Veterans of Foreign Wars | PENDING DATE | source · archived | |
| S135 | Scanlon and Takano on the bill's impact on veteran home loan costs (House Rules Committee, Jun 23 2026) | Forbes Breaking News | 2026-06-23 | verified | source · archived |
| S136 | Watch | YouTube | PENDING CITATION | source · archived | |
| S137 | Watch | YouTube | PENDING CITATION | source | |
| S138 | Watch | YouTube | PENDING CITATION | source · archived | |
| S139 | Watch | YouTube | PENDING CITATION | source · archived | |
| S140 | Rules Committee Hearing H.R.1041, H.R.6047, H.R.1329 | U.S. House Committee on Rules (HouseRules) | 2026-05-19 | verified | source · archived |
| S141 | Watch | YouTube | PENDING CITATION | source · archived | |
| S142 | AYOZezavoTQ | YouTube | PENDING CITATION | source | |
| S143 | SiXAagTOA8w | YouTube | PENDING CITATION | source | |
| S144 | How We Investigated Racial Disparities in Federal Mortgage Data | The Markup | 2021-08-25 | verified | source |
| S145 | Loan Guaranty: COVID-19 Veterans Assistance Partial Claim Payment Program (final rule, 86 FR 28692) | Federal Register (Department of Veterans Affairs) | 2021-05-28 | verified | source |
| S146 | VA announces new program to help more than 40,000 Veterans stay in their homes | U.S. Department of Veterans Affairs | 2024-04-10 | verified | source |
| S147 | VA calls for extension of Veteran foreclosure moratorium through Dec. 31, 2024 | U.S. Department of Veterans Affairs | 2024-05-29 | verified | source |
| S148 | VA Manual M26-4, Transmittal Sheet, Change 14 | U.S. Department of Veterans Affairs, VBA Loan Guaranty Service | 2026-06-01 | verified | source |
| S149 | VA Servicer Handbook M26-4 Chapter 22, VA Partial Claim, DRAFT | U.S. Dept. of Veterans Affairs | 2026-02 | verified | source |
| S150 | VA Servicer Handbook M26-4 Chapter 5, Loss Mitigation, DRAFT | U.S. Dept. of Veterans Affairs | 2026-02 | verified | source |
| S151 | Pub. L. 119-31, VA Home Loan Program Reform Act, enacted text | U.S. Government Publishing Office | 2025-07-30 | verified | source |
| S152 | Pub. L. 119-37, div. G, title III, sec. 7307, enacted text | U.S. Government Publishing Office | 2025-11-12 | verified | source |
| S153 | Pappas speaks out on behalf of veterans at risk of losing their homes | Office of Rep. Chris Pappas | PENDING DATE | source | |
| S155 | Veterans, mortgages, foreclosure and the VA rescue program (NPR transcript) | NPR | 2026-04-02 | verified | source |
| S156 | "I don't know what comes next": vets lose homes after cuts to loan program (MS NOW Weekend Primetime) | MS NOW | 2026-04-12 | verified | source |
| S157 | A Review of the President's Fiscal Year 2027 Budget Request for the Department of Veterans Affairs (hearing) | U.S. Senate Committee on Appropriations, Subcommittee on Military Construction, Veterans Affairs, and Related Agencies | 2026-04-30 | verified | source |
| S158 | Pappas Denounces VA Decision to End Program Helping Veterans Stay in Their Homes | Office of Rep. Chris Pappas | 2025-04-11 | verified | source |
| S159 | WATCH: Sen. Ossoff Secures Commitment from VA Secretary Collins to Work on Preventing Veteran Foreclosure | Office of Sen. Jon Ossoff | 2026-05-06 | verified | source |
| S160 | Sen. Ossoff questions VA Secretary Collins on foreclosure and homelessness prevention (video) | Office of Sen. Jon Ossoff | 2026-05-06 | verified | source |
| S161 | Ossoff Presses Doug Collins On Reports Of 'Retaliation And Intimidation' At VA Facility (video) | Forbes Breaking News | PENDING DATE | source | |
| S162 | Maddow: U.S. military fights war on two fronts: Iran and Trump incompetence (Apr 6 2026 segment) | MS NOW (formerly MSNBC), The Rachel Maddow Show | 2026-04-06 | verified | source |
| S164 | VFW statement on veteran foreclosures, Patrick Murray, National Legislative Service, Apr 21 2026 | Veterans of Foreign Wars | 2026-04-21 | PENDING LINK | source |
| S165 | H.R. 9379, Affordable Homes for Veterans Act of 2026 | U.S. Congress (119th), Rep. Eugene Vindman | 2026 | verified | source |
| S166 | S. 4744, Senate companion to the Take Care of America's Veterans Act | U.S. Congress (119th), U.S. Senate | 2026 | verified | source |
| S167 | HVAC legislative hearing, docket including the Affordable Homes for Veterans Act of 2026, marked postponed on congress.gov | U.S. House Committee on Veterans' Affairs via congress.gov | 2026 | verified | source |
| S168 | Rep. Mark Takano, House floor remarks in opposition to H.R. 9237 (home loan fee increases during a foreclosure crisis) | Office of Rep. Mark Takano via Forbes Breaking News | PENDING DATE | source | |
| S169 | Rep. Mark Takano opening statement, House Rules Committee on H.R. 9237 (Jun 23 2026) | Forbes Breaking News | 2026-06-23 | verified | source |
| S170 | Rep. Mark Takano, House floor remarks on veteran foreclosures (May 20 2026) | Office of Rep. Mark Takano via Forbes Breaking News | 2026-05-20 | verified | source |
| S171 | HVAC Full Committee Oversight Hearing, February 11, 2026 | House Committee on Veterans' Affairs | 2026-02-11 | verified | source |
| S172 | 38 U.S.C. 3709, Refinancing of housing loans (recoupment, net tangible benefit, loan seasoning) | U.S. Congress / Cornell LII | 2018 | verified | source |
| S173 | 38 CFR 36.4307, Interest rate reduction refinancing loan | U.S. Government / Cornell LII | PENDING DATE | source | |
| S174 | VA Circular 26-19-22, Clarification and Updates to Policy Guidance for VA Interest Rate Reduction Refinance Loans (IRRRLs) | U.S. Department of Veterans Affairs, VBA | 2019-08-08 | verified | source |
| S175 | Ginnie Mae APM 21-06, Seasoning Requirements for Refinances of Modified VA Loans, Policy Clarification | Government National Mortgage Association (Ginnie Mae) | PENDING DATE | source | |
| S176 | VA OIG Audit 18-03979-204, Oversight and Resolution of Home Loan Defaults | VA Office of Inspector General | 2019-09-30 | verified | source |
| S177 | VA OIG Management Advisory Memorandum 22-01290-237, VBA Has Opportunities to Further Incorporate I CARE Values When Planning, Implementing, or Overseeing Programs | VA Office of Inspector General | 2022-12-08 | verified | source |
| S178 | VA OIG Audit 21-01295-149, Additional Measures Would Better Protect Borrowers from Risks Associated with Interest Rate Reduction Refinance Loans | VA Office of Inspector General | 2023-08-23 | verified | source |
| S179 | AG Campbell Reaches $4.65 Million Settlement with Mortgage Loan Servicer for Unlawful Foreclosures and Deceptive Business Practices | Office of the Massachusetts Attorney General | 2025-12-17 | verified | source |
| S180 | Harrell v. Freedom Mortgage Corp., No. 19-1379 (4th Cir. Oct. 2, 2020), published opinion | U.S. Court of Appeals for the Fourth Circuit | 2020-10-02 | verified | source |
| S181 | WA DFI Finalizes Investigation of Nationstar/Mr. Cooper's Misconduct and Operational Weaknesses | Washington State Department of Financial Institutions | 2020-12-07 | verified | source |
| S182 | Washington State DFI Takes Action against Mortgage Servicer Newrez, LLC | Washington State Department of Financial Institutions | 2026-04-06 | verified | source |
| S183 | 38 U.S.C. 3732, Procedure on default, subsection (d), loss mitigation sequence | United States Code | 2025-07-30 | verified | source |
| S184 | VA Servicer Handbook M26-4 Chapter 22, VA Partial Claim, FINAL, effective June 1 2026 | Department of Veterans Affairs | 2026-06-01 | verified | source |
| S185 | 12 CFR 1024.17 - Escrow accounts | Electronic Code of Federal Regulations | PENDING DATE | source | |
| S186 | RCW 84.36.379 and 84.36.381 - Residences, property tax exemption, findings and qualifications | Washington State Legislature | PENDING DATE | source | |
| S187 | RCW chapter 19.86 - Unfair business practices, consumer protection | Washington State Legislature | PENDING DATE | source | |
| S188 | CHLA comment letter to VA Loan Guaranty Service on the working draft of the VA Partial Claim program, March 11 2025 | Community Home Lenders of America | 2025-03-11 | VERIFIED | source |
| S189 | CHLA letter to Secretary Doug Collins on the VASP transition, April 14 2025 | Community Home Lenders of America | 2025-04-14 | VERIFIED | source |
| S190 | Statement of Secretary Douglas A. Collins before the Senate Committee on Veterans Affairs on the FY2027 budget request, May 20 2026 | U.S. Department of Veterans Affairs | 2026-05-20 | VERIFIED | source |
| S191 | Congressional Oversight Is Crucial for VA Accountability, testimony of Tim Stretton to the House Committee on Veterans Affairs, May 20 2026 | Project On Government Oversight | 2026-05-20 | VERIFIED | source |
| S192 | Housing Instability and Mental Distress among US Veterans, American Journal of Public Health | Bossarte, Blosnich, Piegari, Hill and Kane | 2013-12 | VERIFIED | source |
| S193 | America s Military and Veteran Caregivers, Hidden Heroes Emerging from the Shadows, RAND RR-A3212-1 | RAND Corporation, funded by the Elizabeth Dole Foundation | 2024-09-24 | VERIFIED | source |
| S194 | Phenotypes of caregiver distress in military and veteran caregivers, suicidal ideation associations, PLOS ONE | Delgado, Peacock, Wang and Pugh | 2021-06-11 | VERIFIED | source |
| S195 | House Report 119-622 accompanying H.R. 8469, MilCon-VA Appropriations Act 2027 | House Committee on Appropriations | 2026-04-23 | VERIFIED | source |
| S196 | Association Between Receipt of a Continuum of Supportive Housing Services and Mortality Among Veterans With Experience of Housing Instability | Montgomery, Jones, True, deRussy, Richman, Dichter and Blosnich | 2025-03 | VERIFIED | source |
| S197 | VA Circular 26-24-12 Change 1, Loan Repayment Relief for Borrowers | U.S. Department of Veterans Affairs, Veterans Benefits Administration | 2024-06-21 | VERIFIED | source |
| S198 | Blumenthal Raises Alarm Over Skyrocketing Cost of VA Community Care at Hearing | Office of U.S. Senator Richard Blumenthal | 2026-02-11 | VERIFIED | source |
| S199 | H.R. 8532, VA Home Loan Affordability Act, as introduced | U.S. Government Publishing Office, govinfo | 2026-04-27 | VERIFIED | source |
| S200 | H.R. 9379, Affordable Homes for Veterans Act of 2026, as introduced | U.S. Government Publishing Office, govinfo | 2026-06-18 | VERIFIED | source |
| S201 | Economic Opportunity Subcommittee Chairman Van Orden Leads on Affordability, Cutting Red Tape in VA Home Loan Program for Veterans and their Families | House Committee on Veterans' Affairs | 2026-03-26 | VERIFIED | source |
| S202 | Barrett Introduces Bill to Extend Essential Programs for Veterans | Office of Rep. Tom Barrett (MI-07) | 2025-09-18 | VERIFIED | source |
| S203 | Kingdomware Technologies, Inc. v. United States, 579 U.S. 162 (2016) | Supreme Court of the United States | 2016-06-16 | VERIFIED | source |
| S204 | H.R. 8647, 118th Congress, VA Home Loan Program Reform Act, as introduced | U.S. Government Publishing Office, govinfo | 2024-06-05 | VERIFIED | source |
| S205 | House Report 119-104, VA Home Loan Program Reform Act, to accompany H.R. 1815 | U.S. House of Representatives, Committee on Veterans' Affairs | 2025-05-19 | VERIFIED | source |
| S206 | H.R. 9237, Take Care of America's Veterans Act, as introduced | U.S. Government Publishing Office, govinfo | 2026-06-10 | VERIFIED | source |
| S207 | H.R. 9404, VA Home Loan Navigator Act, as introduced | U.S. Government Publishing Office, govinfo | 2026-06-23 | VERIFIED | source |
| S208 | Congresswoman Escobar Introduces Bipartisan VA Home Loan Navigator Act | Office of Rep. Veronica Escobar (TX-16) | 2026-07-01 | VERIFIED | source |
| S209 | Budget Hearing, Department of Veterans Affairs, House Appropriations MilCon-VA, May 21 2026 | U.S. House Committee on Appropriations | 2026-05-21 | VERIFIED | source |
| S210 | H.R. 9237, Take Care of America's Veterans Act, all actions | Congress.gov, Library of Congress | 2026-07-16 | VERIFIED | source |
| S211 | VA announces new program to help more than 40,000 Veterans stay in their homes, VASP launch release, April 10 2024 | U.S. Department of Veterans Affairs | 2024-04-10 | VERIFIED | source |
| S212 | Bill status record, H.R. 9404, VA Home Loan Navigator Act, 119th Congress | U.S. Government Publishing Office, govinfo | 2026-06-23 | VERIFIED | source |
| S213 | Section 8 Housing Choice Vouchers: Revised Implementation of the HUD-VASH Program | U.S. Department of Housing and Urban Development, Federal Register | 2024-08-13 | VERIFIED | source |
| S214 | Washington State Homeowner Assistance Fund, Frequently Asked Questions | Washington State Housing Finance Commission | PENDING DATE | source | |
| S215 | $173M in Mortgage Relief Available to Washington Homeowners | Nolo | 2024-02-27 | VERIFIED | source |
| S216 | Guidance to Mortgage Servicers on COVID-19 | Washington State Department of Financial Institutions | 2020-03-20 | VERIFIED | source |
| S217 | 24 CFR 5.609, Annual income | Electronic Code of Federal Regulations, National Archives | PENDING DATE | source | |
| S218 | Research Impacts: Homelessness, on the SSVF mortality study | VA Health Services Research and Development | 2026-01-23 | VERIFIED | source |
| S219 | Suicide Among Justice-Involved Veterans: Understanding Risk and Meeting Needs | Council on Criminal Justice, Veterans Justice Commission | 2023-09 | VERIFIED | source |
| S220 | HUD Overhauls Federal Homelessness Assistance | U.S. Department of Housing and Urban Development | 2026-06-01 | VERIFIED | source |
| S221 | Housing First or Treatment First? Evidence from the VA's homelessness programs | Sydney Costantini, Yale University Department of Economics | 2025-11 | VERIFIED | source |
| S222 | Rep. Mike Levin Reintroduces Bipartisan Bill to Waive Home Loan Fees for Disabled Veterans | Office of U.S. Representative Mike Levin | 2026-02-19 | VERIFIED | source |
| S223 | Congressman Moylan Works Across the Aisle; Co-Leads Bill to Refund VA Home Loan Fees for Disabled Veterans | Office of U.S. Delegate James Moylan | 2026-02-22 | VERIFIED | source |
| S224 | Review of the Fiscal Year 2027 Budget and 2028 Advance Appropriations Requests for the Department of Veterans Affairs, hearing page | U.S. Senate Committee on Veterans' Affairs | 2026-05-20 | VERIFIED | source |
| S225 | Asst. Sec. Richard Topping on the VA medical care account structure, SVAC budget hearing, May 20 2026 | C-SPAN program 679573, transcript retained by the project | 2026-05-20 | VERIFIED | source |
| S226 | Public Law 116-315, Johnny Isakson and David P. Roe, M.D. Veterans Health Care and Benefits Improvement Act of 2020 | U.S. Government Publishing Office | 2021-01-05 | VERIFIED | source |
| S227 | Sec. Collins with Sen. King and Sen. Duckworth on privatization, SVAC budget hearing, May 20 2026 | C-SPAN program 679573, transcript retained by the project | 2026-05-20 | VERIFIED | source |
| S228 | Document repository for the House Veterans' Affairs Committee legislative hearing of May 20 2026, EventID 119305 | U.S. House of Representatives, docs.house.gov | 2026-05-20 | VERIFIED | source |
| S229 | House Veterans' Affairs Committee legislative hearing, May 20 2026, remarks of Rep. Takano, Rep. Brownley and Kristina Keenan of the VFW | House Committee on Veterans' Affairs, hearing video, transcript retained by the project | 2026-05-20 | VERIFIED | source |
| S230 | Veteran Homelessness Programs: Opportunities to Improve Data Collection and Establish an Evaluation Plan, GAO-26-107517 | U.S. Government Accountability Office | 2026-03-30 | VERIFIED | source |
| S231 | H.R. 2102, Major Richard Star Act, as introduced in the House | U.S. Government Publishing Office, govinfo | 2025-03-14 | VERIFIED | source |
| S232 | 12 CFR 1024.40, Continuity of contact (Regulation X) | Consumer Financial Protection Bureau | 2014-01-10 | VERIFIED | source |
| S233 | House Republicans Rollout VA Home Loan Affordability Bill for Veterans, Servicemembers, and their Families | U.S. House Committee on Veterans' Affairs | 2026-04-29 | VERIFIED | source |
| S234 | VA Home Loan Affordability Act, sponsor's one-pager and committee bill print | Office of Rep. Derrick Van Orden, House Committee on Veterans' Affairs Republicans | 2026-04-29 | VERIFIED | source |
| S235 | 38 U.S.C. 3704(d), Restrictions on loans and lenders | Office of the Law Revision Counsel, U.S. House of Representatives | 1974-01-01 | VERIFIED | source |
| S236 | 38 C.F.R. 36.4336, Oversight of servicing | Electronic Code of Federal Regulations | 2021-05-28 | VERIFIED | source |
| S237 | Cox v. SNAP, Inc., 859 F.3d 304 (4th Cir. 2017) | U.S. Court of Appeals for the Fourth Circuit, via GovInfo | 2017-06-13 | VERIFIED | source |
| S238 | Louisiana Public Service Commission v. FCC, 476 U.S. 355 (1986) | Supreme Court of the United States, U.S. Reports via Library of Congress | 1986-06-16 | VERIFIED | source |
| S239 | 38 CFR 36.4302, Computation of guaranties or insurance credits | U.S. Government Publishing Office, govinfo, Code of Federal Regulations | 2024-07-01 | VERIFIED | source |
| S240 | Consolidated Appropriations Act 2024, Division A, Title II, Veterans Benefits Administration administrative expenses (P.L. 118-42) | U.S. Government Publishing Office | 2024-03-09 | VERIFIED | source |
| S241 | Housing Programs: Increased Use of Alternatives to Foreclosure Could Reduce VA's Losses (GAO RCED-90-4) | U.S. Government Accountability Office | 1989-12-20 | VERIFIED | source |
| S242 | Ginnie Mae MBS Loan Liquidation file layout and monthly disclosure files, llmonliq | Government National Mortgage Association (Ginnie Mae) | 2026-06-30 | VERIFIED | source |
| S243 | 38 U.S.C. 3701(b), definition of veteran for the home loan program | Office of the Law Revision Counsel, U.S. Code, via GPO govinfo | 2023-01-03 | VERIFIED | source |
| S244 | Powers v. McDonough, No. 2:22-cv-08357 (C.D. Cal.), veterans housing at the West Los Angeles VA campus | U.S. District Court for the Central District of California, via Public Counsel and the Civil Rights Litigation Clearinghouse | 2022-11-15 | VERIFIED | source |
| S245 | Hearing transcript, HVAC Subcommittee on Economic Opportunity, March 26 2026, "Kitchen Table Issues: Lowering Costs for Veteran Families Through the VA Home Loan Program" | U.S. House Committee on Veterans' Affairs | 2026-03-26 | VERIFIED | source |
| S246 | H. Rept. 119-707, Committee on Rules, to accompany H. Res. 1377, record vote No. 369 on the Takano amendment to H.R. 9237 | U.S. House Committee on Rules, via GPO govinfo | 2026-06-23 | VERIFIED | source |
| S247 | Blumenthal statement on House Republican failure to advance the Take Care of America's Veterans Act | U.S. Senate Committee on Veterans' Affairs, Minority | 2026-07-16 | VERIFIED | source |
| S248 | Washington State Homeowner Assistance Fund, program-ended notice and referral to the state Homeownership Hotline | Washington State Housing Finance Commission | PENDING DATE | source | |
| S249 | In re Wells Fargo COVID Forbearance Settlement Litigation, Case No. 2:24-cv-01026-MHW-EPD, official settlement website | United States District Court for the Southern District of Ohio, court-approved settlement administrator | 2024-12-19 | verified | source |
| S250 | Discharge Petition No. 22, H.Res. 1247 (H.R. 2102, Major Richard Star Act) | Office of the Clerk, U.S. House of Representatives | 2026-05-21 | VERIFIED | source |
| S251 | Are you a military veteran in a VA loan modification or facing foreclosure? | NPR | 2023-11-10 | VERIFIED | source |
| S252 | 38 U.S.C. 3729, Loan fee | Legal Information Institute, Cornell Law School | 2023-04-07 | VERIFIED | source |
Downloads
The data files
claims.csv
Every claim → source, label, definition, limitation, last verified
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sources.csv
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Coverage
Why there is no monthly foreclosure count
The series people ask us for is not published.
The first question anyone asks about this crisis is a monthly one. Did foreclosures jump in November. Was one month worse than the month before it. PROJECT ANALYSIS We cannot answer that from published data, and neither can anyone else, because the published data is not monthly.
PROJECT ANALYSIS Here is what we looked for and what we found. The sources we have located that report VA foreclosure volume at all are a foreclosure auction marketplace and the Mortgage Bankers Association National Delinquency Survey. Both report by quarter. We have not found a published monthly VA-specific foreclosure series covering January 2025 to April 2026. That is a search result and not a proof: if such a series exists, we want to be told, and we will say so here.
PROJECT ANALYSIS The Department is not short of the underlying numbers. Servicers report loan-level events to VA through its own reporting system, event by event, as they happen. A monthly count exists inside the Department. It is not published. That gap is not a footnote to this record. It is part of what the record is about: the harm is measured at a resolution the public cannot see, by the one party with a reason not to publish it.
PROJECT ANALYSIS Quarterly reporting also lags, and that explains something that looks like a contradiction. A family gets a notice of sale in one quarter and loses the house in the next. The notice is the event they live through; the completed sale is the event that gets counted. So a cluster of sale notices in late 2025 surfaces in the published figures as completed sales in the first half of 2026. The lived timeline and the published data are not disagreeing with each other. They are measuring two different moments, one of them late.
What follows for this record, and it is a rule we hold ourselves to: we do not publish month-over-month VA foreclosure comparisons, and we do not describe a single month as a spike. Where a figure here is quarterly, it says so. Where a claim rests on the shape of a curve rather than on a document, it is labelled analysis, not fact.
What we would need to say more than this
Three things, none of which is in our hands. A published monthly VA-specific series, from VA or from anyone else. The reporting lag stated by the publisher rather than inferred from the shape of the data. And the loan-level event data the Department already holds, released in a form that can be counted independently.
Until then the honest version of this record is the one on this page: quarterly resolution, a lag we can describe but not measure, and a monthly picture that exists and is not shared. We would rather publish that sentence than a number we cannot stand behind.