1 Year Later - What It MEANS For VETERAN Buyers

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The National Association of REALTORS® (NAR) is urging the VA to make direct buyer-agent compensation permanent. In this video, we break down what changed over the past year, how buyer-broker agreements work now, and what it all means if you’re using your VA Home Loan to buy a home. We cover the original VA rule (veterans couldn’t pay real estate agent fees), the temporary VA circular that changed things, and the real-world impact we’re seeing for veteran buyers today—without the hype.

What you’ll learn

How the last year of rule changes affects VA Loan buyers (NAR request, VA circulars, and the VA Handbook context)

The truth about buyer-broker agreements (timelines from 1 day to 12 months, property-specific options, and negotiated fee structures)

Fee structures explained: flat fee vs. percentage, hourly/showing options, and why commissions are not standardized

How co-op commissions interact with your pre-negotiated agreement (e.g., you agreed to 1.5% and the MLS shows 5%—what happens)

When it may make sense to self-represent (pros/cons) and how to avoid being “assigned” a buyer’s agent you didn’t ask for

Smart tactics for seller credits to offset closing costs, plus funding fee basics (e.g., the impact of a 10% VA disability rating)

Must-do inspections for VA buyers (home inspection strongly encouraged; sewer scope, well/septic when applicable)

Practical tips to protect yourself: read every contract, understand state rules, and negotiate terms before touring homes

Chapters
00:00 — Why NAR wants permanent direct buyer-agent compensation (VA Loan context)
00:27 — The new reality: pre-negotiating your buyer-agent agreement
00:48 — VA Handbook vs. VA circular (temporary rule) explained
01:45 — Life before/after the change: co-op commissions & what really changed
02:38 — Market check: VA purchases are still happening; what veterans are actually doing
03:06 — Who’s paying what? Real examples of compensation in VA Loan purchases
03:32 — Negotiation is everything: how brokers set fees and what you can negotiate
05:38 — Agreement length options: one-day, property-specific, 6–12 months
06:17 — Getting pre-approved for a VA Loan (why it matters before you tour)
07:12 — Fee models decoded: percentage, flat fee, hourly/showing
10:06 — Co-op vs. your agreement: why your agent can’t exceed pre-negotiated terms
11:12 — Self-representation pros/cons + inspection must-knows
12:17 — Seller credits to reduce closing costs + funding fee considerations
13:22 — Common pitfalls: getting “assigned” a buyer’s agent & why reading contracts matters

Who this helps
Active-duty service members, Veterans, Guard/Reserve, and military spouses looking to purchase with a VA Home Loan or learn more about VA benefits in today’s real-estate environment.

Need help with your VA Loan?
I’m a VA-focused loan officer. If you want strategic guidance on pre-approval, negotiating credits, or structuring your buyer-broker agreement to fit your situation, schedule a call using the link in the description.

► ► Get Pre-Approved With My Team → https://bit.ly/ApplyToday_VA
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DISCLAIMER: The content of VA Housing Education/VA Housing Education at Waterman Bank Channel is for educational purposes only. VA Housing Education Channel is provided under license by Waterman Bank. Waterman Bank will not extend credit of any kind without speaking to a Waterman Bank mortgage loan originator. The information on the VA Housing Education/VA Housing Education at Waterman Bank Channel should not directly be used to make decisions on home offers, purchasing decisions, is not guaranteed to provide specific results, imply lending terms, qualification amounts, or real estate advice. Any calculations should be verified independently. For real estate purchase advice consult licensed real estate, financial and legal professionals for advice. The views expressed on the VA Housing Education Channel and in all videos are those of the author or person presenting and do not represent those of Waterman Bank and are not intended to provide legal or compliance advice. The VA Housing Education/VA Housing Education at Waterman Bank Channel is not affiliated with or approved by the U.S. Department of Veterans Affairs (VA) or any other government agency. Contact Waterman Bank for your lending needs. Visit www.watermanbank.com or call 815-264-3201. Equal Housing Lender. NMLS #414704. Waterman Bank. Member FDIC.

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