A straight answer
Can I get a HELOC if I have a VA partial claim?
The direct answer
Yes. I offer HELOC options behind a VA loan that carries a partial claim, once I know which partial claim program it was and what is recorded on title. I'm Zach von der Linden (NMLS 1652805), a mortgage broker with West Capital Lending, based in San Clemente.
I arrange home equity lines with lenders and put the financing together, and I do not speak for VA. There is more than one VA partial claim program, and they sit differently on title: the COVID-era programs established a recorded second lien, and the program VA launched in June 2026 is carried as a non-interest-bearing balance tied to the VA loan under an agreement you sign. Text or call me with the city, your VA loan balance, the partial claim balance, which program it was and what the line is for. I work with homeowners, including Veterans, in California, Utah, Oregon and Arizona, and Arizona Veterans ask about this often.
Zach von der Linden, mortgage broker and Branch Manager, West Capital Lending · NMLS 1652805
Wholesale pricing · California, Utah, Oregon and Arizona
5.0 across 66 reviews on Experience.com (read on 2026-09-24) · Text reaches Zach directly · Last updated 2026-10-17
Have a partial claim on your VA loan? Text me the city, the balances, which program it was and what the line is for.
No credit pull happens from a text or a call. The online check is a soft credit pull with no impact on your credit score for the first look. Texts and calls go to Zach's cell.
What happens after you text me?
Texts go straight to my cell, and I answer them myself when I'm free. I'll ask for the few details that actually matter, tell you whether the structure looks worth pursuing, and explain the next step. If I don't think the loan fits, I'll tell you that too.
A text or phone conversation does not pull your credit.
Is a VA partial claim a second mortgage?
It depends on which partial claim you have, and I never decide it by whether there is a monthly payment. None of VA's partial claim programs require a monthly payment, and two of them still created a recorded second lien. The title report decides lien position, so it is the first document I read.
The COVID-era programs did create a second lien. For the COVID-19 Veterans Assistance Partial Claim Payment, VA says it "will purchase the missed payments and establish a second lien," that the lien "will last for the life of your VA-guaranteed loan," carries no interest "so the amount owed will never go up," and "may be paid by scheduled payments or as part of a payoff if you sell or refinance your home" (VA CARES Act FAQ). The COVID-19 Refund Modification worked the same way: VA "will establish a second lien for any portion of the loan VA purchased." VA's servicing circular calls both "partial claim subordinate loans," tells servicers to "record partial claim subordinate liens timely," and says repayment in full is due "immediately upon the Veteran's transfer of title to the property or the refinancing or payment in full otherwise of the guaranteed loan" (VA Circular 26-25-9, September 26, 2025). The VAPCP was offered from July 27, 2021 through October 28, 2022, and the Refund Modification through July 1, 2023. A COVID-era partial claim is a recorded second lien, and a HELOC placed behind it is a third lien.
The VA Partial Claim launched in June 2026 is built differently. VA's servicer handbook chapter on it has the servicer advance the amount that brings the loan current and create "a non-interest-bearing recoverable balance." You sign a Partial Claim Attestation Document, "a written acknowledgement and agreement," and become personally liable to VA for repaying it. The servicer "cannot charge the borrower interest" and "cannot require the borrower to make any monthly or periodic payments." The balance appears on your monthly statements and in any payoff statement, and it is due at the earliest of the VA loan maturing, the VA loan terminating, or the rest of the VA loan being paid off (VA Servicer Handbook M26-4, Chapter 22, effective June 1, 2026). The chapter describes no separately recorded lien for this program, and it says the servicer must not release the VA loan's lien until VA has been repaid. What is actually recorded against your title on your own file is still what the title report shows, and I read it before anything else.
| Program | When VA offered it | What documents it | Lien position on title | When it is repaid |
|---|---|---|---|---|
| COVID-19 Veterans Assistance Partial Claim Payment (VAPCP) | July 27, 2021 through October 28, 2022 | A second lien VA established for the missed payments it purchased. No interest. No required monthly payment. | A recorded second lien behind the VA loan. A new HELOC behind it is a third lien. | In full when title transfers or the VA loan is refinanced or paid off. Scheduled payments are allowed before then. |
| COVID-19 Refund Modification | July 27, 2021 through July 1, 2023 | A loan modification plus a second lien VA established for the portion of the loan it purchased. No interest. | A recorded second lien behind the VA loan. A new HELOC behind it is a third lien. | The same as the VAPCP. |
| VA Partial Claim (the 2026 program) | Live June 15, 2026. Servicers have until November 28, 2026 to add it to their systems. | A Partial Claim Attestation Document you sign. The servicer carries a non-interest-bearing balance tied to your VA loan, with no required monthly payment. | VA's handbook chapter describes no separately recorded lien. The balance shows on your statements and in any payoff, and the VA loan's lien is not released until VA is repaid. | At the earliest of the VA loan maturing, the VA loan terminating, or the rest of the VA loan being paid off. |
| A new HELOC | Now | A line of credit agreement secured by your home, recorded against it. | Behind every lien already recorded: second behind the VA loan alone, third behind a COVID-era partial claim lien. | On the terms of the line agreement, and paid off when the home sells. |
VA offers only one partial claim per loan: a paid COVID-era partial claim or Refund Modification bars a 2026 VA Partial Claim on the same loan, per VA's servicer FAQ and the handbook chapter. Quotes and dates were read on VA's pages on October 17, 2026; the sources fold lists each one.
What I check before adding a HELOC
The title report, so I know every recorded lien and its order. The partial claim agreement, so I know which program it was and what it says about repayment. The VA loan balance and the partial claim balance, so the combined amount against the home is real, not guessed. The payment history since the loan was brought current, because the lender will read it. And the HELOC program itself: some lenders will not place a line behind a partial claim at all, some will when the file has been current for a set time, and each one sets its own rules. I would rather find the fit before you apply than have a decline on your record.
What I will not do is promise an approval. VA sets the partial claim rules, the HELOC lender sets its own, and the two have to work together on your file.
Does the partial claim have to be paid off first?
No, not on its own, for either kind. A COVID-era partial claim comes due when title transfers or the VA loan is refinanced or paid off, per VA's circular, and the 2026 partial claim comes due when the VA loan matures, terminates, or the rest of it is paid off, per the handbook chapter. A HELOC does none of those things: it is a separate line recorded behind what is already there. So a line may be possible behind the first loan and the partial claim, depending on the HELOC program. Refinancing the first loan is different: it pays off the VA loan, which makes either kind of partial claim due, so a cash-out refinance would trigger repayment. VA's attestation for the 2026 program also warns that the partial claim "may prevent a borrower from obtaining, in the future, an Interest Rate Reduction Refinancing Loan," the VA streamline refinance. That is one reason a separate line can be the cleaner tool.
Can I keep my VA first loan?
Yes, in the sense that matters. A HELOC is a separate lien recorded behind your first loan; it does not replace the VA loan, change its rate or restart its term. The VA loan and the partial claim stay as they are, and the line sits behind them. The lender adds up everything against the home when it decides whether the line fits, including the partial claim balance, whichever program it came from.
If your partial claim is a COVID-era second lien, the line would be a third lien, which has its own limits: can I get a HELOC if I already have a second mortgage? I place third-lien HELOCs when equity, credit and program rules fit.
What to text Zach
The city the home is in, your VA loan balance, the partial claim balance and what the line is for. Add when the loan was brought current and whether the partial claim was the 2026 program or a COVID-era one, if you know; the agreement you signed says which. With those I can tell you which lenders I would try and what each one would want to see.
Questions people ask next
Does a VA partial claim count as a second mortgage?
It depends on which program. The COVID-era VAPCP and Refund Modification established a recorded second lien, per VA. The 2026 VA Partial Claim is carried as a non-interest-bearing balance under an attestation you sign, and VA's handbook chapter describes no separately recorded lien. Neither requires a monthly payment, and I never read lien position from the payment; the title report decides it.
Is a COVID-era VA partial claim a second lien?
Yes, per VA. Its CARES Act FAQ says VA "will purchase the missed payments and establish a second lien," and its servicing circular tells servicers to record the partial claim subordinate liens. A HELOC placed behind it is a third lien, which I place when equity, credit and program rules fit.
Will a HELOC make my partial claim due?
A HELOC on its own does not transfer title, refinance or pay off the VA loan, and those are the events VA names for repayment under both the COVID-era programs and the 2026 program. A cash-out refinance of the first loan would. I confirm the terms of your own partial claim agreement before anything is filed.
Can I get a HELOC if my VA loan was just brought current?
It depends on the HELOC lender. Lenders read the payment history since the loan was brought current, and each sets its own rule on how long it wants to see. Text me the dates and I will tell you which programs are realistic now and which need more time.
Do you arrange VA loans in Arizona?
Yes. I work with Veterans and other homeowners in California, Utah, Oregon and Arizona, and I arrange the loan with a lender and put the financing together.
Is a VA cash-out refinance better than a HELOC here?
It depends on the file. A refinance replaces the first loan and, per VA, makes the partial claim due; a line leaves the first loan and the partial claim alone. I compare both on your actual balances rather than assume.
What clients say
Zach was so easy to work with. He made a stressful situation into a very positive experience for us and did push us one way or another. He listened to what we hoped we could accomplish and made it happen.
Word for word from Experience.com. Read all reviews.
Sources and checked dates
Sources: VA, CARES Act frequently asked questions (last updated May 26, 2025) (checked 2026-10-17) · VA Circular 26-25-9, Procedure for the Collection of Partial Claim Funds (September 26, 2025) (checked 2026-10-17) · VA Servicer Handbook M26-4, Chapter 22, VA Partial Claim (effective June 1, 2026) (checked 2026-10-17) · VA News, VA launches Partial Claim Program to help Veterans avoid home foreclosure (June 15, 2026) (checked 2026-10-10) · VA, Help to avoid foreclosure (checked 2026-10-10) · VA, Partial Claims Program and Loss Mitigation Waterfall FAQs for Servicers (checked 2026-10-17) · VA, Interest Rate Reduction Refinance Loan (checked 2026-10-10).
Show each claim on this page, what it depends on, and the date it was checked (7)
| What we say, and what it depends on | Source | Checked |
|---|---|---|
| VA's CARES Act FAQ (last updated May 26, 2025) says of the COVID-19 Veterans Assistance Partial Claim Payment (COVID-VAPCP): "VA will purchase the missed payments and establish a second lien." "The second lien will last for the life of your VA-guaranteed loan," carries no interest (the FAQ states the rate as a percentage, not printed here), "so the amount owed will never go up." "The second lien may be paid by scheduled payments or as part of a payoff if you sell or refinance your home." "The VAPCP will only be available from July 27, 2021 through October 28, 2022." Of the COVID-19 Refund Modification: "As with the previously mentioned COVID-VAPCP, VA will establish a second lien for any portion of the loan VA purchased to provide payment relief to the borrower," and "The Refund Modification will only be available from July 27, 2021 through July 1, 2023." | VA, CARES Act frequently asked questions (last updated May 26, 2025) | 2026-10-17 |
| VA Circular 26-25-9, Procedure for the Collection of Partial Claim Funds (September 26, 2025), refers to the COVID-VAPCP and COVID-19 Refund Modification amounts as "outstanding partial claim subordinate loans," says that "Under both programs, repayment in full is required immediately upon the Veteran's transfer of title to the property or the refinancing or payment in full otherwise of the guaranteed loan with which the partial claim payment is associated," and tells servicers to "protect the interest of VA and record partial claim subordinate liens timely." | VA Circular 26-25-9, Procedure for the Collection of Partial Claim Funds (September 26, 2025) | 2026-10-17 |
| VA Servicer Handbook M26-4, Chapter 22, Department of Veterans Affairs (VA) Partial Claim ("Effective June 1, 2026"; KnowVA article last modified September 1, 2026): "The Servicer must structure the PC transaction as a servicer recovery advance, meaning the servicer advances the reinstatement amount on behalf of the borrower and creates a non-interest-bearing recoverable balance (this is sometimes referred to as a zero-interest suspense account)." "The servicer cannot charge the borrower interest on the PC." "The servicer cannot require the borrower to make any monthly or periodic payments on the PC, however, borrowers may voluntarily submit payments without incurring any penalty." The borrower pays the balance "at the earliest of the following" : "When the guaranteed loan matures;" "When the guaranteed loan terminates; or" "When the portion of the guaranteed loan that the Secretary did not purchase is paid off." To obtain one "the borrower must execute a Partial Claim Attestation Document, which is a written acknowledgement and agreement executed by the borrower," whose required text says the borrower "will become personally liable under 38 U.S.C § 3737(e) for repayment," that "VA Partial Claim is a one-time assistance," and that it "may prevent a borrower from obtaining, in the future, an Interest Rate Reduction Refinancing Loan (IRRRL) or certain loss mitigation options." "Servicers must include any outstanding balance of the PC in payoff statements for the guaranteed loan" and "on all monthly statements." "Servicers must not release the guaranteed loan lien unless and until the servicer remits all outstanding PC amounts to VA." A loan does not qualify if VA has paid a VA Partial Claim, a COVID-19 Veterans Assistance Partial Claim Payment or a COVID-19 Refund Modification on it. | VA Servicer Handbook M26-4, Chapter 22, VA Partial Claim (effective June 1, 2026) | 2026-10-17 |
| VA News, June 15, 2026: VA formally launched the VA Partial Claim Program, authorized by the VA Home Loan Program Reform Act signed July 30, 2025. Servicers identify Veterans in default who might qualify; qualified Veterans go on a three-month trial payment plan; when it is completed the servicer pays the overdue amount to bring the loan current and VA pays that amount to the servicer; servicers must repay VA when the loan is paid in full, refinanced, or the property is sold. Other home retention options include repayment plans and VA loan modifications. | VA News, VA launches Partial Claim Program to help Veterans avoid home foreclosure (June 15, 2026) | 2026-10-10 |
| VA.gov, Help to avoid foreclosure (last updated September 23, 2026): the Partial Claim Program is open for submissions; a VA partial claim lets VA work with the servicer to pay the missed mortgage payments and bring the loan current; the Veteran pays the partial claim back when they pay off the loan or sell the home; a 3-month trial payment plan must be completed first; servicers have until November 28, 2026, to add partial claims to their systems. The page also lists special forbearance, repayment plans, VA loan modifications and 30-year and 40-year modifications. | VA, Help to avoid foreclosure | 2026-10-10 |
| VA servicer FAQ (last updated September 29, 2026): the VA Partial Claim can only be offered when the VA Loss Mitigation Waterfall directs the borrower to it; VA was ready to accept trial payment plan events on 6/15/2026 and servicers had 180 days from the June 1, 2026 policy to implement; a partial claim paid under a COVID-era program, including the COVID-19 Veterans Assistance Partial Claim Program (VAPCP) and Refund Modifications, counts as a paid partial claim and bars a new VA Partial Claim on the same loan; a borrower cannot buy down the delinquency to meet the program's qualifying limit. | VA, Partial Claims Program and Loss Mitigation Waterfall FAQs for Servicers | 2026-10-17 |
| VA.gov (last updated January 7, 2026): an Interest Rate Reduction Refinance Loan (IRRRL), often called a streamline refinance, refinances an existing VA-backed loan to lower the payment or move from an adjustable or variable rate to a fixed rate; the Veteran must already have a VA-backed loan and certify current or prior occupancy; if there is a second mortgage on the home, its holder must agree to make the new VA-backed loan the first mortgage; the loan comes through a private lender, not VA directly. | VA, Interest Rate Reduction Refinance Loan | 2026-10-10 |
Written for and accountable to: Zach von der Linden, Mortgage broker and Branch Manager, West Capital Lending.
Last updated 2026-10-17.
Verify him: NMLS Consumer Access, ID 1652805 · 66 reviews on Experience.com.
Sources for product claims are listed on this page, with the date each was checked.
VA loan with a partial claim? Text or call Zach
No credit pull happens from a text or a call. The online check is a soft credit pull with no impact on your credit score for the first look. Text Zach first so he can review your situation. The online check covers one HELOC program, not every option he may be able to arrange. Texts and calls go to Zach's cell.