What's Working, and Where to Get Help
VA launched a new foreclosure-prevention program in June. That does not mean every servicer has implemented it.
- VA says it was ready to accept Partial Claim trial-payment-plan events.
- VA's borrower guidance gives servicers until this date to implement Partial Claims in their systems.
- Spring 2026 Spring baseline harm counts; September estimates are tracked separately.
VFC tracks what is actually operational, what remains unknown, who was warned, what decisions followed, and where veterans can get help.
Two problems remain. The VA’s new Partial Claim still excludes families already pushed beyond its eligibility barriers, while access for families who may qualify now depends on whether their own mortgage servicer has implemented the new VA waterfall. Servicers have until November 28, 2026. The program exists; access is still uneven.
THE DISTINCTION THE WHOLE RECORD TURNS ON
LAUNCHED ≠ IMPLEMENTED
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June 15
VA ready to accept Partial Claim trial-payment-plan events.
S007 · VA launch release
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Your servicer
Implementation varies during rollout. Access depends on the servicer having implemented both the new Loss Mitigation Waterfall and the Partial Claim.
S025 · VA servicer FAQs
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November 28
The deadline VA’s borrower guidance gives for servicers to add Partial Claims to their systems.
VA issued its final policy on June 1 and launched on June 15. The 180-day implementation period is measured from the June 1 final policy, not from the June 15 launch. These dates establish the implementation window. They do not establish the current status of every servicer.
CURRENT STATUS · WHAT IS TRUE TODAY
The program exists. Access still depends on implementation at the borrower’s servicer.
- Program status
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Live at VA · rolling out at servicers
VA began accepting Partial Claim trial-plan events June 15, 2026. Servicers have until Nov. 28, 2026 to implement the new waterfall.
- Servicer access
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Varies by servicer
VFC has not verified a complete public cross-servicer implementation list. Ask your servicer whether its VA Loss Mitigation Waterfall and Partial Claim are fully implemented, and request the answer in writing.
S025 · VA establishes the rollout window, not the status of any named servicer
- Cross-servicer list
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Not located by VFC
VFC has not located a comprehensive public VA list showing implementation status for every mortgage servicer. That is a search finding, not proof that no such record exists.
Which servicers have implemented it?
VFC’s servicer tracker has its columns and its five states in place. No rows are published yet. Rows will be added only from verified evidence, one servicer at a time, each carrying its own source, last-checked date and limitation.
An empty tracker is the honest current state of the record. It is not a claim that no servicer has implemented.
See the full servicer tracker →
September 16 roundtable: implementation gaps, borrower harm and proposed remedies
Read VFC’s review of the House Veterans’ Affairs Committee Minority roundtable, including participants’ estimates, points of disagreement and questions that remain unanswered.
WHERE IS THE DATA?
Where is the servicer-by-servicer implementation list?
A veteran cannot work out their own servicer’s operational status from VA’s June launch announcement alone. This is how VFC records a missing public record: what was searched, what was found, and why it matters.
The question
Does VA publish a complete servicer-by-servicer implementation list?
What the search returned
VFC did not locate a comprehensive public VA servicer-by-servicer Partial Claim implementation list in the sources below.
- Status
- searched, not located
- What VFC checked
- VA's Partial Claim servicer FAQ; borrower foreclosure guidance; June 15 launch release; VALERI Technology Knowledge Center; Servicer Newsflashes; VALERI guides and templates; Partial Claim training resources; and servicing circulars.
- Last checked
- September 18, 2026
- What would resolve it
- A VA-published cross-servicer status record, or verified implementation evidence for individual servicers.
- Limitation
- This is a search finding, not proof that no such record exists.
What is still missing publicly
A current harm-and-rollout picture
VFC has not located a current VA public series showing foreclosures, displacement, and servicer-by-servicer Partial Claim implementation together. Spring 2026 remains the dated baseline; newer September foreclosure estimates are tracked separately because their source chains and methods differ.
HOW WE GOT HERE · THE WHOLE STORY
How VA borrowers got from COVID forbearance to today’s Partial Claim — and why relief still has not reached every family
Everyone got the same COVID help. Only veterans got trapped.
What happened between COVID forbearance, VASP, Congress’s new law, and today’s VA Partial Claim
This is the short version. The key distinction is the off-ramp: veterans were told they could pause payments during COVID, but VA’s temporary way to move missed payments out of the first mortgage expired instead of becoming a permanent option. VA later built VASP as another replacement, then ended it. Congress then created a new Partial Claim, and VA wrote the operating rules.
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2020 → Oct. 28, 2022
COVID forbearance and the temporary VA off-ramp
Veterans were told they could pause mortgage payments during COVID. VA’s COVID-19 Partial Claim was the temporary exit that let qualifying borrowers move missed payments out of the first mortgage. Other federal mortgage programs kept a post-forbearance path back to an affordable payment; VA wrote an expiration date into its temporary option. After Oct. 28, 2022, no replacement VA Partial Claim was available.
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Nov. 2023 → May 2024
VA pauses foreclosures while it builds VASP
After roughly 19 months without a VA Partial Claim, VA urged servicers to pause foreclosures while it built Veterans Affairs Servicing Purchase (VASP), its next home-retention option.
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May 31, 2024 → May 1, 2025
VASP launches, rolls out, then VA ends it
VASP launched May 31, 2024, with VA giving servicers until Oct. 1 to fully implement it. VA announced the wind-down Apr. 23, 2025 and ended VASP May 1. During that transition, the Community Home Lenders of America warned VA that thousands—possibly tens of thousands—of veterans who might qualify had not yet made it through the waterfall or completed a VASP submission.
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Jul. 30, 2025
Congress creates a new Partial Claim authority
Congress passes H.R. 1815, the VA Home Loan Program Reform Act. The law creates the new Partial Claim authority. It does not itself make the program operational at a mortgage servicer.
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Nov. 12, 2025
Congress changes the law before VA finishes implementation
A later funding law changes the statutory framework, including the foreclosure protection attached to the new authority.
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Feb. → Mar. 2026
VA drafts the operating rules and takes public comment
VA publishes draft Chapters 5 and 22. These are proposed operating criteria—not the final rules families ultimately face.
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Jun. 1 → Jun. 15, 2026
VA publishes final policy and opens its system
Final Chapter 22 takes effect June 1. VA begins accepting Partial Claim trial-plan events June 15. VA’s final eligibility rules determine which loans can move forward.
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Jun. 2026 → Nov. 28, 2026
A program can be live at VA before it reaches a family
Servicers have up to 180 days from the June 1 final policy to implement the new waterfall. A family still has to meet VA’s criteria, have a servicer that has implemented the program, be reviewed, and actually receive relief.
PROJECT ANALYSIS The recurring failure is the off-ramp. Veterans used the COVID forbearance they were told was safe. VA’s temporary Partial Claim expired instead of becoming a permanent loss-mitigation option; VASP later filled part of that gap and was then ended; Congress created a new Partial Claim in July 2025; and families then waited while VA wrote the rules and servicers implemented them. “A replacement exists” has repeatedly arrived later than “the previous off-ramp is gone.”
SCALE OF HARM · THE COUNTS AND THEIR DATES
How many veteran families have been affected?
The principal directly sourced harm counts below remain dated spring 2026. Newer September estimates exist, but VFC has not located an authoritative public VA series that reconciles them into a current foreclosure count.
Lost their homes since VASP ended
15,000+
At the May 20, 2026 Senate Veterans' Affairs Committee hearing, Sen. Richard Blumenthal said recent data indicated that more than 15,000 veterans had lost their homes since VASP ended.
Behind or in foreclosure, April 2026
~90,000
VA borrowers reported by NPR as behind on their mortgages or in the foreclosure process, based on ICE Mortgage Technology data.
No public series located
The missing linked measure
?
How many of the displaced are now homeless. VFC has located no public count, and no VA plan to rehouse them.
When VASP was cancelled, most eligible families never had a path in
Behind at cancellation
75,000
veteran borrowers were three or more payments behind when VASP was cancelled.
Accepted before shutoff
~17,000
had been accepted into the program before it was shut off.
No path in
58,000+
had no path in, and only a servicer, never the veteran, could submit them.
$72,000–$74,000
what each foreclosure costs the government. $0, what the tool that prevents it costs up front.
You may have heard: “helping them would cost taxpayers more” →
VFC method
NO UNDUPLICATED TOTAL ESTABLISHED. The available counts describe different populations, dates and stages of mortgage distress. VFC has not established how much those groups overlap, so they should not be added into a single total of families affected.
Method last run 2026-09-18 Full methods
Spring 2026 baseline figures; newer September attributed estimates are recorded separately and are not treated as one authoritative replacement count. Every number carries a source, a date, a content label, and its limitation, September estimates → · definitions & methods →
WHO THE NEW PROGRAM DOES NOT SOLVE
PROJECT ANALYSIS
One program does not reach every affected family
This project's analysis finds three groups of families, each harmed by a different government action, and no single program that reaches all three.
COHORT A
The forbearance families
- Who
- Families who did exactly what the government said and paused payments under COVID forbearance.
- What changed
- The same-rate exit disappeared when the COVID partial claim ended in October 2022. Pushed toward balloon payments or unaffordable modifications.
- The fix they need
- A restored same-rate modification or partial claim, applied to families already forced into higher-rate deals.
COHORT B · THE VASP GAP
Foreclosed in the coverage gap
- Who
- Families who fell into default after the VA killed VASP (May 2025) and before the Partial Claim launched (June 2026), a year with nothing operational to help.
- Unresolved
- Many are already foreclosed on or displaced.
- The fix they need
- The unused Section 3(h) authority, applied to pre-enactment defaults, plus counting and rehousing the displaced.
COHORT C
Eligible on paper, barred in practice
- Who
- Families who may qualify under the new rules but are blocked by VA-added eligibility criteria, or are still waiting for their servicer to complete implementation during the rollout window.
- The fix they need
- Remove the administrative barriers, and pause foreclosures and evictions until the program is operational at every servicer.
THEY WERE WARNED · ACCOUNTABILITY
They were warned before key decisions took effect
Not a claim about what anyone knew. A record of what they were told, spanning two administrations. Three selected entries.
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Feb 15, 2024
The partial claim gap and foreclosure exposure are raised directly, three months before VASP launches.
Notice: Witnesses at hearing told House VA Committee at HVAC printed hearing record.
DOCUMENTED FACT Source S056
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Mar 11, 2025
Asked what happens without the rescue program, Elizabeth Balce answers: the short answer is foreclosure. Period.
Notice: Mortgage Bankers Association (Elizabeth Balce) told House VA Subcommittee on Economic Opportunity at Subcommittee hearing testimony.
DOCUMENTED FACT
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Mar 26, 2026
The draft policy would push roughly 30,000 veterans into average payment increases of about 150 dollars per month.
Notice: National Consumer Law Center (Alys Cohen) told House VA Committee at HVAC hearing.
DOCUMENTED FACT Source
LATEST
What changed most recently
Living documentImplementation update September 15, 2026Newest first
The full dated record on News & Record · chronology on the timeline · where every office stands on the tracker
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Sep 1, 2026
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Aug 13, 2026
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Aug 11, 2026
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Aug 6, 2026
VERIFY THE EVIDENCE
See the documents, data, and methods behind this record
VFC publishes the evidence registers behind the site so readers can trace claims, dates, definitions, limitations, and corrections. Every fact on this site traces to a citation.
Direct routes to the record
- Sources and claims
- Every claim, its source, and the six registers
- Timeline
- The Record, every dated entry
- Rebuttals
- What you may have heard, answered
- News
- News & Record
- Glossary
- Terms, defined
- Primary authority
- 38 U.S.C. 3737(h), in the statute itself · Policy & Fiscal
- Corrections
- Corrections policy and log
WHERE THE COHORT IS
Where families are reporting harm
Documented cohort families by state. A count only, never named, unless a family consents. A floor, not a ceiling: it reflects only families who have reached this project.
TAKE ACTION · PARTICIPATE · GET HELP
Where to start
Pick the one that fits you. Everything else on this site is one click behind it.
This is happening to my family
Behind, in foreclosure, or already out of the house. Help by stage, the First 72 Hours checklist, and how to build your case for the months after.
I am a reporter
Press contact, documents, deep links, and how we handle sources. Every fact on this site traces to a citation.
I work for a congressional office, a committee or a veterans organization
Five print-ready briefs, one for each committee desk, plus the record behind every figure in them.
I want to help
What moves this and who moves it: the offices to contact, the scripts, and how to help keep the record.
WHAT MUST HAPPEN
THE PROJECT'S ASKS
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Pause & count
Pause VA foreclosures and evictions until the new relief is actually working at every servicer, and publish the monthly counts. The VA has used a pause before; members of Congress and the National Consumer Law Center have already asked for it again.
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Remove the handbook barriers
The barriers excluding already-harmed families were not written by Congress into H.R. 1815, the VA Home Loan Program Reform Act. VA added them in handbook text and can revise them the same way.
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Count the displaced
Publish the monthly VALERI aggregates, new defaults, foreclosure starts, and VA-acquired REO, and build a remediation pathway for families already foreclosed, past sale, or displaced during the implementation gap. The policy is forward-only and leaves that cohort with no remedy. The mandated GAO review arrives after the harm, not during it.
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Use the authority already given
Congress expanded the Secretary’s authority in 38 U.S.C. §3737(h) in November 2025. It permits interim guidance and gap-period relief before regulations issue, and it sits unused.
The June 2026 M26-4 handbook policy is final, but implementation remains uneven across servicers until November 28, 2026. The problem is implementation, not statute. No new law is required for interim guidance or a remediation pathway. See all six asks →
Also on this site: what happened, every claim, its source, and the six registers, the data files, build your case, who keeps this, and how to reach us.
METHODS, SOURCES AND PROVENANCE
How this page is maintained, and how to correct it
If you are a veteran in crisis, call the Veterans Crisis Line: 988, then press 1.