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When I first wrote this post in 2024, the VA had just started letting veterans pay their own buyer's agent as a temporary policy. That's no longer temporary. The VA Home Loan Program Reform Act made it permanent law on July 30, 2025. Here's how it works when you buy a home in the Portland metro or SW Washington.
Who Pays Your Agent?
There are three ways your buyer's agent can be paid. Which one applies is worked out in your buyer agreement and your offer.
The Seller Pays
The most common option. You ask the seller to cover your agent's fee in your offer. On a VA loan, this isn't counted against the 4% seller concession limit.
The Listing Broker Pays
Sometimes the listing brokerage offers to share its commission with your agent. Your agent will find out before you write an offer.
You Pay
If neither the seller nor the listing broker covers it, you can now pay your agent yourself and still use your VA loan.
How It Works If You Pay
Sign a Buyer Agreement
Before touring homes, you'll sign a written agreement with your agent. It spells out the services and how your agent will be paid. Your lender will want a copy.
Ask the Seller First
In most offers, I'll ask the seller to cover my fee. Many still do, especially when the home has been on the market a while.
Plan Your Cash
If you end up paying, plan to pay the fee from your own funds at closing. It usually can't be rolled into your loan, so talk with your lender early.
It Shows on Your Closing Disclosure
The fee appears on your Closing Disclosure along with your other costs, so everything is clear before you sign.
The bottom line: you never have to give up representation to use your VA loan. Ask the seller to pay first, and if they won't, you can now pay your agent yourself and stay competitive with conventional buyers.
Related Reading
See The VA Home Loan Reform Act Is Now Law for the full story behind this change, plus Client or Customer? and What Your Buyer's Agent Does for You.
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Frequently Asked Questions
Can I pay my own buyer's agent with a VA loan?
Yes. The VA Home Loan Program Reform Act, signed July 30, 2025, made it permanent. If the seller isn't covering your agent's fee, you can pay it yourself and still use your VA loan.
Is this still a temporary VA policy?
No. The VA first allowed it as a temporary policy in August 2024. The 2025 law made it permanent.
Can I roll my agent's fee into my VA loan?
Usually not. Plan to pay it from your own funds at closing, and confirm the details with your lender early so you know how much cash you'll need.
Can the seller still pay my agent?
Yes. You can ask the seller to cover your agent's fee in your offer. A seller paying your agent isn't counted against the 4% seller concession limit on VA loans.
Do I need a written buyer agreement?
Yes. Most buyers now sign a written agreement with their agent before touring homes. It spells out the services and how your agent will be paid, and your lender will want a copy.
More VA Loan Guides
Meet Your Veteran Realtor
Troy Doty, Principal Broker
Troy Doty is a Principal Broker with Northwest Realty Source in Portland, with 25 years in real estate and over 1,000 homes sold across the Portland metro and SW Washington. As a Marine Corps veteran, Troy has a true passion for helping Portland veterans and active duty military families buy and sell homes, whether you're PCSing in, transitioning out, buying your first home, investing in a duplex, triplex, or fourplex, or right sizing later in life.
Schedule a Call or Video Meeting ➜ More About Troy ➜ Free Veteran Buyer E-BookPrefer to call or email? 503.997.4169 · troy@nwrealtysource.com
Troy Doty, Principal Broker, Northwest Realty Source. Licensed in Oregon and Washington. ABR®, MRP, and SRES® are credentials of the National Association of REALTORS® and its affiliates. CIAS™ is a designation of U.S. Realty Training. This page is general information, not legal, tax, or lending advice.
