A civilian proves income with pay stubs and an employer verification. You prove it with a Leave and Earnings Statement, and several lines on it count in ways civilians never deal with. Some count in full, some only if they will continue, and one of them changes the moment you PCS.
For active-duty borrowers, VA requires a Leave and Earnings Statement instead of a verification of employment. It must be an original, an electronic copy, or a copy the lender certifies as a true copy, and it cannot be more than 120 days old at closing - 180 days for new construction.
A military quarters allowance, including the variable housing portion, is included in effective income if properly verified. VA notes BAH changes from one duty station to another, so the lender must verify the amount you will receive - the Charleston rate, not your last station's.
Subsistence and clothing allowances shown on the LES may be included once verified. The clothing allowance usually appears as an annual figure and is converted to a monthly amount.
Sea pay, flight, hazard, proficiency and similar pays count only if they have continued for a prolonged period and can be expected to continue because of your assigned duties. A tour ending soon may mean it cannot be used.
BAH, BAS and clothing allowances are not taxable income, which matters for the ratio. VA allows non-taxable income to be grossed up when calculating debt-to-income; how that works is on our VA debt-to-income guide.
Qualifying on your old BAH. Arriving from a higher-cost station, the number that counts is Charleston's. Budget from that figure before you fall for a house.
Counting sea pay you are about to lose. If you are rotating off a cutter to a shore billet, pay tied to that duty may not be expected to continue. Qualify without it if you can.
An end-of-service date inside a year. That triggers its own documentation requirement, explained on ETS within 12 months. And because Charleston is a flood and termite market, the property side has its own rules, on flood and termite in the Lowcountry.
Source: VA Pamphlet 26-7, Lender's Handbook, Chapter 4, Topic 2(k) Active Military Borrower's Income (current versions on KnowVA). VA rules change; confirm before relying on them. Lenders may apply their own additional requirements. Not a commitment to lend.
One conversation covers your VA eligibility, a BAH-smart budget and an honest read on the local market - from a broker whose office is on Ashley Phosphate Road, not in a call center.