Summary The Loan Specialist (Realty) will work as a member of the Loan Administration Value Stream of the Regional Loan Center (RLC). The incumbent will monitor performance of loan servicers/holders that service VA-guaranteed loans in accordance with Title 38, USC to protect the interests of the U.S. Government of the Department of Veterans Affairs (VA) Home Loan Program. Responsibilities Possess superior knowledge of the principles, practices, concepts and theories of law (Federal and State), regulations, and policies as they relate to the servicing and liquidation of VA guaranteed loans. Review and evaluate the borrower's ability (or lack thereof) to reinstate a delinquent loan as well as the borrower's potential to repay the loan. Conduct audits of loan servicers' adherence to VA regulations and guidelines as they relate to the following work processes: servicer completed workout and loss mitigation options and servicer completed loan modifications. Review servicer completed "Net Value" determinations to ensure compliance with VA established calculation requirements and credit to Veterans' accounts. Review claims under guaranty (initial, appealed, and supplemental) and the transfer of custody and recommend approval of payments; review the electronic loan docket and supporting documents so that the loan and claim comply with VA regulations. Analyze post audits to determine if payments were appropriate; or determine if the guaranty is adversely affected or if the security has suffered a decline in value with recommending the proper course of action if violations occurred. Follow-up on title documents concerning loans being acquired by VA under 38 CFR 36.4318. Review title documents for accuracy and completeness and forward completed package with recommendation to VA's legal counsel final approval. Use considerable judgment in researching and evaluating such factors as income, reliability of income, current and estimated expenses, credit rating, self-employment earnings, property values, condition of property, and real estate trends and laws. Supplement the servicer's/holder's efforts in servicing VA guaranteed loans through phone contacts, correspondence, and face to face interviews in an effort to resolve the problem or to cure the default and minimize liquidations and VA losses. Instruct services/holders on VA requirements for servicing delinquent VA accounts and procedures to be followed in establishing repayment and forbearance plans, initiating foreclosures, completing modification agreements, and the filing of claims. Communicate clearly and competently with Veterans, real estate attorneys, mortgage banking industry professionals, and services/holders in discussing VA regulations and procedures. Perform other duties as assigned commensurate with the level of responsibilities contained in the position description, which may include special projects, attending meetings and/or training seminars, or speaking before groups. Requirements Conditions of Employment Qualifications To qualify for this position, applicants must meet all requirements by the cut-off date and/or closing date of this job opportunity announcement, 03/19/2026. Note: All applicants must meet both the Individual Occupational Requirement (IOR) and the Specialized Experience as defined below: Individual Occupational Requirement (IOR): Education Undergraduate and Graduate Education: Major study -- finance, business administration, economics, accounting, insurance, engineering, mathematics, banking and credit, law, real estate operations, statistics, or other fields related to the position, such as agriculture, agricultural economics, farm, livestock or ranch management, or rural sociology. OR Experience Experience that demonstrated competence in agricultural, commercial, realty, or other @types of loans. Experience may have been gained in such work as reviewing and passing upon applications for agricultural, commercial, bank, or mortgage loans; servicing a loan portfolio of a bank or other loan association; performing financial analysis of commercial concerns for investment purposes; appraising real estate to determine property valuation; or similar work. In addition to the IOR, applicants must possess specialized experience and/or education as described below: Specialized Experience: To qualify at the GS-09 grade level: Applicants must have 1 year of specialized experience equivalent to at least the next lower grade (GS-07). Specialized experience is work experience that equipped the applicant with the knowledge, skills and abilities (KSAs) to successfully perform the duties of the position. Specialized experience for this position is defined as: experience with policies and regulations related to servicing and liquidating home loans. Experience must include performing financial audits and analyzing financial trends as they pertain to mortgage loans. OR Applicants may substitute education for experience to qualify at the GS-09 grade level: Applicants must have a master's or equivalent graduate degree or 2 full years (36 semester hours or 54 quarter hours) of progressively higher-level graduate education leading to such a degree or LL.B. or J.D., if related. This graduate degree or education must demonstrate the KSAs to do the work of this position. If you are claiming to qualify based on your education, your application must include an official or unofficial copy of graduate level transcripts that demonstrate this information. OR Applicants may combine education and experience to qualify at the GS-09 grade level: Applicants may combine specialized experience and education beyond one full year of graduate level education. If you have some, but not all, of the graduate education described above AND less than one full year of the specialized experience described above, you may qualify by combining the amount of creditable education and experience that you do have. Only graduate education in excess of the amount required for the next lower grade level may be used to qualify applicants for positions at grade GS-09. To calculate, first identify the education you have earned beyond your first year of study as a percentage of a total of two years of study. Then identify the number of months of specialized experience you have as a percentage of 12 months. Add the two percentages. The total must equal at least 100 percent in order to be qualifying. For example, an applicant who has 27 semester hours of graduate level education (i.e. 50% of graduate education required beyond the first 18 credit hours earned) and who has 6 months of creditable specialized experience (i.e., 50% of the one year of specialized experience required) would meet 100% and thus be qualified for the position. If you are claiming to qualify based on your education, your application must include an official or unofficial copy of graduate level transcripts that demonstrate this information. To qualify at the GS-11 grade level: Applicants must have one year of specialized experience equivalent to at least the next lower grade (GS-09). Specialized experience is work experience that equipped the applicant with the KSAs to successfully perform the duties of the position. Specialized experience for this position is defined as: experience in all phases of servicing and liquidating loans to include reviewing and passing along applications for agricultural, commercial, bank or mortgage loans. OR Applicants may substitute education for experience to qualify at the GS-11 grade level: Applicants must have a Ph.D. or equivalent doctoral degree or three full years (54 semester hours or 81 quarter hours) of progressively higher level graduate education leading to such a degree or LL.M, if related. This graduate degree or education must demonstrate the KSAs to do the work of this position. If you are claiming to qualify based on your education, your application must include an official or unofficial copy of graduate level transcripts that demonstrate this information. OR Applicants may combine education and experience to qualify at the GS-11 grade level: Applicants may combine specialized experience and education beyond two full years of graduate level education. If you have some, but not all, of the graduate education described above AND less than one full year of the specialized experience described above, you may qualify by combining the amount of creditable education and experience that you do have. Only graduate education in excess of the amount required for the next lower grade level may be used to qualify applicants for positions at grade GS-11. To calculate, first identify the education you have earned beyond your first two years of study as a percentage of a total of three years of study. Then identify the number of months of specialized experience you have as a percentage of 12 months. Add the two percentages. The total must equal at least 100 percent in order to be qualifying. For example, an applicant who has 45 semester hours of graduate level education (i.e. 50% of graduate education required beyond the first two years) and who has 6 months of creditable specialized experience (i.e., 50% of the one year of specialized experience required) would meet 100% and thus be qualified for the position. If you are claiming to qualify based on your education, your application must include an official or unofficial copy of graduate level transcripts that demonstrate this information. Note: Experience refers to paid and unpaid experience, including volunteer work done through National Service programs (e.g., Peace Corps, AmeriCorps) and other organizations (e.g., professional; philanthropic; religions; spiritual; community; student; social). Volunteer work helps build critical competencies, knowledge and skills, and can provide valuable training and experience that translates directly to paid employment. You will receive credit for all qualifying experience you document, to include volunteer experience. Education An unofficial or official copy of your transcripts must be submitted with your application if you are basing all or part of your qualifications on education. Note: Only education or degrees recognized by the U.S. Department of Education from accredited colleges, universities, schools, or institutions may be used to qualify for Federal employment. You can verify your education: http://ope.ed.gov/accreditation/ If you are using foreign education to meet qualification requirements, you must send a Certificate of Foreign Equivalency with your transcript in order to receive credit for that education. For further information, visit: https://www.ed.gov/about/initiatives/international-affairs/recognition-of-foreign-qualifications Additional Information Applicants can only apply to one location. This is not a virtual or remote position. Relocation expenses are not approved for this vacancy. Applicants who apply and are selected for locations outside of their local commuting area are responsible for all costs associated with a move to the new official worksite. Work Schedule: Regular office hours, Monday - Friday, 8:00 AM - 4:30 PM. Alternate work schedules may be available. Physical Requirements: The work is usually sedentary but does involve standing, walking, bending, or carrying of objects up to 50 pounds, and the operation of a motor vehicle. The Department of Veterans Affairs provides reasonable accommodations for persons with disabilities. Promotion Potential: The selectee may be promoted to the full performance level without further competition when all regulatory, qualification, and performance requirements are met. Selection at a lower grade level does not guarantee promotion to the full performance level. The full performance level of this position is grade GS-11. VA supports the use of telework as a way to attract and retain talented individuals in public service, increase worker productivity, and better prepare the agency to operate during emergencies. This position may be authorized for telework. Telework eligibility may be discussed during the interview process. Telework is subject to approval by individual supervisors and managers, is considered a privilege not a right, is subject to approval based on performance and other varying factors, and is not guaranteed. Receiving Service Credit for Earning Annual (Vacation) Leave: Federal employees earn annual leave at a rate (4, 6 or 8 hours per pay period) which is based on the number of years they have served as a Federal employee. VA may offer newly appointed federal employee's credit for their job-related non-federal experience or active-duty uniformed military service. This credited service can be used in determining the rate at which they earn annual leave. Such credit must be requested and approved prior to the appointment date and is not guaranteed. Placement Policy: The posting of this announcement does not obligate management to fill a vacancy or vacancies by promotion. The position may be filled by reassignment, change to lower grade, transfer, appointment, or reinstatement. Management may use any one or any combination of these methods to fill the position. Under the "Fair Chance to Compete Act", the Department of Veterans Affairs prohibits requesting an applicant's criminal history prior to accepting a tentative job offer (TJO). Please visit the Human Resources and Administration/Operations, Security, and Preparedness (HRA/OSP), https://www.va.gov/EMPLOYEE/docs/The-Fair-Chance-to-Compete-Act.pdf. This job opportunity announcement may be used to fill additional vacancies.
