A condo has to be in a VA-approved project before a VA loan can be guaranteed, but PUD townhomes don’t. Here’s how to search VA’s Condo Report, what to do if a Utah project isn’t approved, and how HOA dues affect qualifying.
You can buy a condo with a VA loan only if the condominium project is approved by VA. VA’s Lender’s Handbook says condos, but not planned unit developments (PUDs), must be VA-approved before any unit is eligible for a VA guaranty. You can check a project yourself on VA’s free Condo Report at lgy.va.gov. If a Utah project isn’t on the list, it can still be submitted for approval, and VA says projects already approved by HUD (FHA) or USDA generally don’t need further VA review.
Condos and townhomes are a big part of the starter market along the Wasatch Front, from Layton and Ogden to Salt Lake. Here’s how to check a project before you write an offer, what to do if it isn’t approved, and the costs a VA lender will count.
Condo vs. townhome vs. PUD: why the legal form matters
The rule turns on how the property is legally set up, not how it looks. Under VA’s regulation, a condominium generally means you own your unit’s air space plus a shared interest in the common elements (38 CFR 36.4360). Many attached townhomes in Utah are legally lots in a PUD instead. VA doesn’t require PUD approval, though the lender still has to confirm title and that HOA assessments are subordinate to the VA loan.
The listing description isn’t proof. Ask the listing agent for the recorded declaration (CC&Rs) or plat, or ask your title company to tell you whether it’s a condominium. That one answer decides which path you’re on.
How to check a project on VA’s Condo Report
VA’s Condo Report is public and free. As of November 8, 2026, the search page works like this:
Tick “Retrieve only approved condos?” to filter out projects that aren’t approved.
Enter the condo name (a partial name works) or the project’s 6-character ID if you have it.
Optionally pick the regional office. Salt Lake City is one of the choices.
Choose the state (required). For Utah projects, pick Utah, then add the city or county to narrow results.
Search a few spellings. HOA names often differ from the name on the sign out front, and phases can be listed separately. If the project shows up with conditions, ask your lender what they are. VA’s handbook says approval notices can include requirements that must be met before VA will guarantee a unit loan, such as recording documents or finishing common areas.
If the condo isn’t VA-approved
Not on the list doesn’t mean it can’t be approved. VA’s handbook describes the process:
The lender or the HOA asks VA. It sends a written request and the condo’s organizational documents to the VA office of jurisdiction.
Check FHA approval first. VA says projects already approved by HUD or USDA generally don’t need more VA review. With evidence of that approval, VA adds the project to its list without a formal approval letter. Ask your lender to check FHA’s condo approval list too.
Documents VA reviews include the declaration (CC&Rs), HOA bylaws, the plat or map, the HOA budget, a statement on special assessments and litigation, and minutes of the last two HOA meetings, plus others depending on whether the developer still controls the project.
Possible outcomes: approved (sometimes with conditions), more information needed, or not acceptable with a reason.
Approval depends on VA’s review and on the HOA’s documents. I can’t promise a timeline, so if a project isn’t approved, build extra time into your contract or have a plan B.
Costs a VA lender counts on a condo
HOA dues: VA’s handbook says to include the monthly HOA assessment in the shelter expense for condos and PUDs. It counts in both debt-to-income and residual income.
Special assessments: if one is expected, the handbook says to use the anticipated amount.
Maintenance and utilities: VA’s residual income worksheet uses 14 cents per square foot of living area.
The appraisal for a condo uses Fannie Mae Form 1073, and VA’s handbook says it must address any commercial space in the project and how it affects value. The unit still has to meet VA’s minimum property requirements. See VA Loan Property Requirements and VA Appraisals: What Veterans and Real Estate Agents Need to Know.
A Utah buyer’s checklist before you offer
Confirm whether it’s legally a condo or a PUD.
Search VA’s Condo Report and note the exact project name and ID.
If it isn’t listed, ask whether it’s FHA-approved.
Ask the HOA or listing agent for the budget, dues, any planned special assessments, and whether there’s pending litigation.
Add the HOA dues to your payment estimate. See How Much House Can I Actually Afford?.
Give yourself enough contract time for the appraisal and any approval steps.
First-time buyer? The Utah First-Time Home Buyer Guide covers the rest of the process. If you’re PCSing to Hill AFB and looking at a condo in Layton or Clearfield, see PCS to Hill AFB.
Illustrative example (hypothetical)
A Navy veteran finds a two-bedroom unit in Ogden listed as a “townhome condo.” Before offering, her agent pulls the recorded declaration, which confirms it’s a condominium. She searches VA’s Condo Report for Utah and doesn’t find the project. Her lender checks FHA’s list and finds the project approved there, so the lender asks VA to add it based on that approval. She writes her offer with extra time for that step, and her payment estimate includes the HOA dues. This is a made-up scenario. Real timelines and outcomes vary.
FAQ
Does a townhome need VA approval?
Only if it’s legally a condominium. VA says PUDs don’t need project approval, though the lender still checks title and HOA lien priority.
How do I know if a condo is VA-approved?
Search VA’s Condo Report at lgy.va.gov/lgyhub/condo-report. Pick Utah and filter to approved projects. Your lender should confirm the status too.
Can I get a VA loan on an unapproved condo?
Not until the project is approved. A lender or the HOA can request approval, and projects already approved by HUD or USDA can generally be added without more VA review.
Do HOA dues affect VA qualifying?
Yes. VA includes the monthly HOA assessment in the shelter expense used for debt-to-income and residual income.
Next step
Looking at a condo in Utah? Reach out with the project name and address before you write the offer. I’ll check its VA status with you and tell you what it would take if it isn’t approved. I’m licensed in Utah, Idaho, Nevada, Wyoming, Texas and Oklahoma, and you can confirm that on NMLS Consumer Access.
Sources
VA Lender’s Handbook (M26-7), Chapter 16: Common Interest Communities, Condominiums and PUDs
VA Home Loans: Eligibility (condo units in VA-approved projects)
Sources checked November 8, 2026. Jimmy Hobson, NMLS #1514540, UMortgage, powered by NEXA Lending (NMLS #1660690). This article is general education. Condo approval decisions belong to VA, and the status of any project can change. It is not a loan approval, a commitment to lend, or legal or tax advice. VA rules, lender requirements and program figures can change without notice, and individual lenders may add their own requirements (overlays). Please don’t send your Social Security number, DD214, court papers or other personal documents through the contact form or email; we’ll set up a secure way to share them if you move forward.
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