Loan Specialist (Realty)

Clarification from the agency

This vacancy is open to those covered by the indicated hiring paths and living within the eight (8) listed Cities/States. Veterans eligible under the Veterans Employment Opportunity Act (VEOA) and P.L. 115.46, Sec 204: appointment of a qualified former VA career-career conditional employees, Interchange Eligibles, Transfers, Land & Base Management, and current permanent VBA employees seeking competitive reassignment and change to lower grade.

Specific duties include:

• The incumbent possesses 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.
• The technician also reviews and evaluates the borrower's ability (or lack thereof) to reinstate a delinquent loan as well as the borrower's potential to repay the loan.
• Conducts 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
• Reviews servicer completed "Net Value" determinations to ensure compliance with VA established calculation requirements and credit to Veterans' accounts.
• Reviews claims under guaranty (initial, appealed, and supplemental) and the transfer of custody and recommends approval of payments. For claims under loan guaranty and the holder's final accounting submitted on terminated VA guaranteed loans, reviews the electronic loan docket and supporting documents so that the loan and claim are in compliance with VA regulations and guidelines.
• Analyzes post audits to determine if payments were appropriate. In the event a holder fails to comply with the regulations governing liquidation of a guaranteed loan through negligence or mistake, the Loan Technician determines if the guaranty is adversely affected or if the security has suffered a decline in value. Depending upon the extent of the violation makes recommendations as to the proper course of action.
• Follows-up on title documents concerning loans being acquired by VA under 38 CFR 36.4318. Reviews title documents for accuracy and completeness and forwards completed package with recommendation to VA's legal counsel final approval.
• The incumbent uses 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, real estate trends, and real estate law related to titles, mortgages, liens, etc.
• When necessary, supplements 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, termination by voluntary deeds-in-lieu of foreclosure, processing compromise "short" sales, completing modification agreements, VA Purchases under 38 CFR 36.4318, and the filing of claims.
• Communicates clearly and competently with Veterans, real estate attorneys, mortgage banking industry professionals, and services/holders in discussing VA regulations and procedures, and their effects on home retention options, purchase agreements, compromise "short" sales, voluntary deeds, mortgages, loan modifications, mortgage foreclosures, property values, bankruptcy, loan assumptions, releases of security and liability, entitlement, and VA Purchases under 38 CFR 36.4318.
• Performs 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.

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 grade progression for this position is GS-07; GS-09; GS-11.
Work Schedule: Full time, Monday through Friday (8:00 - 4:30 local time)
Compressed/Flexible: Available
Telework: No
Virtual: This is not a virtual position.
Position Description/PD#: Loan Specialist (Realty); PD# 91181214
Relocation/Recruitment Incentives: Not Authorized
Financial Disclosure Report: Not Required

Conditions of employment

As a condition of employment for accepting this position, you will be required to serve a 1-year probationary period OR a 2-year trial period during which we will evaluate your fitness and whether your continued employment advances the public interest. In determining if your employment advances the public interest, we may consider:

• your performance and conduct;
• the needs and interests of the agency;
• whether your continued employment would advance organizational goals of the agency or the Government; and
• whether your continued employment would advance the efficiency of the Federal service.

Upon completion of your probationary or trial period, your employment will be terminated unless you receive certification, in writing, that your continued employment advances the public interest.

• You must be a U.S. Citizen to apply for this job
• Selective Service Registration is required for males born after 12/31/1959
• You may be required to serve a probationary period
• Subject to background/security investigation
• Selected applicants will be required to complete an online onboarding process

Selected applicants will be required to complete an online onboarding process. Acceptable form(s) of identification will be required to complete pre-employment requirements I-9 Acceptable Documents.

Qualifications

To qualify for this position, applicants must meet all requirements by the closing date of this announcement:08/07/2026.

Individual Occupational Requirements

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
Specialized 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. AND
TIME-IN-GRADE REQUIREMENT: Applicants who are current Federal employees and have held a GS grade any time in the past 52 weeks must also meet time-in-grade requirements (unless if in the commuting area and eligible for a non-competitive hiring authority such as Schedule A, VRA, or 30% or more disabled Veterans).

• For a GS-07 position you must have served 52 weeks at the GS-05 level.
• For a GS-09 position you must have served 52 weeks at the GS-07 level.
• For a GS-11 position you must have served 52 weeks at the GS-09 level.
• If you are a current VBA employee outside of the commuting area seeking reassignment or change to lower grade via this vacancy announcement, you must currently hold the GS-07 (or higher) and the promotion potential of your current position must be at least GS-11.

The grade may have been in any occupation, but must have been held in the Federal service. An SF-50 that shows your time-in-grade eligibility must be submitted with your application materials. These requirements also apply to former Federal employees applying for reinstatement and those applying for a Veterans Employment Opportunities Act of 1998 (VEOA) appointment.

MINIMUM QUALIFICATION REQUIREMENT: You may qualify based on your experience and/or education as described below:
GS-07 Grade Level:

• Specialized Experience: You must have one year of specialized experience equivalent to at least the GS-5 grade level during which you performed technical assignments that involved serving as a trainee studying and examining loan programs, the provisions and applications of regulations, decisions, procedures, legislation and other guidelines governing the various loan program functions in specific phases of loan program activities. Experience may have been gained in such work as collecting and verifying applications for agriculture, commercial, bank or mortgage loans; servicing a 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.
• Education: 1 full year of graduate level education in an accredited college or university; such education must demonstrate the Knowledge, skills, and abilities necessary to do the work. (Please see the competencies under the "how you may be evaluated" section.) Course work must be in the following fields: 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
• Bachelors degree with Superior Academic Achievement (S.A.A.) - S.A.A. is based on (1) class standing (upper third of the graduating class), (2) grade point average (3.0 or higher), or (3) honor society membership (Membership in one of the national scholastic honor societies listed by the Association of College Honor Societies); Course work must be in the following fields: 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
• Combination: Equivalent combinations of Specialized Experience (1) and Graduate level education (2). To compute, divide your total months of qualifying experience by 12. Then divide your semester hours of graduate education by 18. Add the two percentages. The total percentage must equal at least 100% to qualify.

GS-09 Grade Level:

• Specialized Experience: Applicants must have one year of specialized experience equivalent to at least the next lower grade GS-07 in the normal line of progression for the occupation in the Federal service. Specialized experience 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. Other qualifying experience includes performing financial audits and analyzing financial trends as they pertain to mortgage loans.
• Education: Master's or equivalent graduate degree or two (2) full years of progressively higher level graduate education leading to such a degree or LL.B or J.D., if related. Course work must be in the following fields: 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
• Combination: Applicants may also combine education and experience to qualify at this level. You must have at least six months specialized experience at the GS-07 in the normal line of progression for the occupation in the Federal service; and possess education beyond 18 semester hours of graduate level in with a major study in 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.

GS-11 Grade Level:

• Specialized Experience: Applicants must have one year of specialized experience equivalent to at least the next lower grade (GS-09) in the Federal service. Specialized experience 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.
• Education: Ph.D. or equivalent doctoral degree or three (3) full years of progressively higher level graduate education leading to such a degree or LL.M., if related. Course work must be in the following fields: 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
• Combination: Applicants may also combine education and experience to qualify at this level. You must have a combination of at least six months specialized experience at the GS-09 in the normal line of progression for the occupation in the Federal service; and education beyond 27 semester hours of graduate level in with a major study in 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.

How you will be evaluated

You will be evaluated for this job based on how well you meet the qualifications above.

Narrative responses are not required at this time. If you are referred for consideration, you may be asked to submit additional job related information, which may include, but not limited to; responses to the knowledge, skills and abilities; completion of a work sample, and/or an interview.

You will be evaluated based on how well you meet the qualifications listed in this vacancy announcement. Your qualifications will be evaluated based on your application materials (e.g., resume, supporting documents), your responses on the application questionnaire, and your responses to all assessments required for this position.

The USA Hire Assessments includes a cut score based on the minimum level of required proficiency in these critical general competencies. You must meet or exceed the cut score to be considered. You will not be considered for the position if you score below the cut score or fail to complete the assessment.

Overstating your qualifications and/or experience in your application materials or application questionnaire may result in your removal from consideration. Cheating on an assessment may also result in your removal from consideration.

You will be assessed on the following competencies (knowledge, skills, abilities, and other characteristics):

• Technical Competence: Uses knowledge that is acquired through formal training or extensive on the job experience to perform one's job; works with, understands, and evaluates technical information related to the job; advises others on technical issues.
• Problem Solving: Identifies and analyzes problems; uses sound reasoning to arrive at conclusions; finds alternative solutions to complex problems; distinguishes between relevant and irrelevant information to make logical judgments.
• Customer Service: Works and communicates with clients and customers (e.g., any individuals who use or receive the services or products that your work unit provides, including individuals who work in your agency or in other agencies or organizations outside the Government) to satisfy their expectations. Committed to quality services.
• Self-Management: Sets well defined and realistic personal goals; displays a high level of initiative, effort, and commitment towards completing assignments in a timely manner; works with minimal supervision; is motivated to achieve; demonstrates responsible behavior.

Veterans' Preference: When applying for Federal Jobs, eligible Veterans should claim preference for 5pt (TP), 10pt (CP/CPS/XP), or for Sole Survivor Preference (SSP) in the questionnaire. You must provide a legible copy of your DD214(s) which shows dates and character of service (honorable, general, etc.). If you are currently serving on active duty and expect to be released or discharged within 120 days you must submit documentation related to your active duty service which reflects the dates of service, character of service (honorable, general, etc.), and dates of impending separation. Additionally, disabled veterans and others eligible for 10-point preference (such as widows or mothers of eligible Veterans) must also submit an SF-15 "Application for 10 Point Veteran Preference" with required proof as stated on the form. Documentation is required to award preference. For more information on Veterans' Preference, please visit http://www.fedshirevets.gov/job/vetpref/index.aspx.

To apply for this position, you must provide a complete Application Package to include the documents detailed below. Resumes may not exceed two pages and must be legible for review of eligibility, minimum qualifications and other position requirements listed in the job announcement. Your resume and supporting documentation will be verified. Failure to submit the documents as specified may result in loss of consideration for this job announcement.

• Resume:
  • Contact Information:
    • Name and how best to contact you, including email address and phone number
  • Relevant Work Experience:
    • For each relevant work experience, make sure you include:
      • Job Title and Employer (including series and grade for any Federal positions)
      • Start and end dates with month/year (e.g., 05/2019 - 08/2022)
      • The number of hours you worked per week
    • Ensure work experience descriptions are aligned with the job announcement and address all required qualifications. Brief descriptions should demonstrate your ability to perform the tasks at the required level as stated in the job announcement
  • Education/Certification/ Licensure:
    • When relevant or required for the position, include your possession of education/ certification/license and provide any required documentation such as transcripts, and/or details (type and date) of certifications and/or licenses
      • Education information should include:
        • Name of school/institution
        • Completion date
        • Degree type
        • Cumulative Grade point average (GPA)
  • Optional Details:
    • When relevant, include:
      • Current Security Clearance
      • Job-related training
      • Language skills
      • Organizations and affiliations
      • Professional publications
      • Eligibility for special programs (e.g., military spouses, individuals with disabilities, etc.)
• Current Federal Employees:
  • A copy of your most recent NON-award SF-50. The SF-50 must indicate proof of status and should identify your position title, series, grade, step, salary, tenure and type of service (Competitive or Excepted).
  • Your SF-50 reflecting when you entered your highest grade To verify you meet Time-in-Grade requirements, also submit a SF-50 reflecting when you entered your highest grade held (e.g. Promotion, Appointment, etc.).
• Current VBA Employees: If you are seeking a reassignment/change to lower grade, you must submit a copy of your most recent SF-50 (non-award) AND the SF-50 placing you into your current position.
• Veterans: Member-4 DD-214 and disability rating letter (if applicable)
  • If you are currently on active duty to be released within 120 days, you may submit an armed forces certification in lieu of a Member-4 DD-214.
• Military Spouse of Active Duty Military Member: A copy of your marriage license AND your spouse's active duty orders
• Military Spouse of Separated Veteran: A copy of your marriage license, Member-4 DD-214 AND either your spouse's 1) 100% disability rating, or 2) documentation of death during active duty.
• Other Status Candidates: Evidence of eligibility to apply (e.g. Peace Corps verification letter, Schedule A letter, PS-50, etc.).

NOTE: An SF-50 showing your time-in-grade eligibility must be submitted with your application materials. If the most recent SF-50 has an effective date within the past year, it may not clearly demonstrate you possess one-year time-in-grade, as required by the announcement. In this instance, you must provide an additional SF-50 that clearly demonstrates one-year time-in-grade.Award and General Adjustment SF-50's do not provide sufficient information will not be accepted for the purpose of verifying time in grade. Recommended SF-50's include Within Grade Increases (WGI), Promotions and Appointments.

Please use this checklist to make sure you have included other documents required for your application, such as a copy of your transcript (if using education to qualify), SF-50's (current/former Federal employees), documentation to support Veterans Preference claims, or ICTAP/CTAP documentation (for displaced Federal employees). You will not be contacted for additional information.

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