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While associated most often with home buying, house hunting isn’t only for military home buyers. Finding a rental house also takes careful consideration, especially if you own pets. Not only are you looking for a roof to go over your head, but you’re also looking for military rentals that make you feel at home.
After hearing whispers of an upcoming PCS move, many military families start researching the proposed duty station for some peace of mind. While it’s not recommended that you make firm plans before having orders in hand, you can talk to friends and scour the internet for information on desired areas to live surrounding the military installation.
Then, you can start the house hunt for your perfect rental home with these 10 tips.
1. Identify Your Priorities and Establish a Budget
The same variables resurface with every move: monthly rent payment, proximity to work, desirable school district, safe neighborhood, and distance to nearby shopping and restaurants. A little research will go a long way in setting proper expectations. It won’t take long to get a feel for the cost of living and a realistic understanding of how far your budget will take you.
Housing Priorities
Do you want to save money, or are you willing to spend beyond BAH (Basic Housing Allowance)? The answer will help you create a budget to narrow your house hunting search. For instance, if you’re making a military move to Camp Pendleton, you might decide it’s worth the extra money to live closer to the base in Oceanside or Carlsbad to avoid a long commute and gas prices.
Or, if you feel that space is of higher importance, then perhaps you’re okay with looking in Temecula, further away from base but with lower rental prices and larger square footage, along with high-rating schools.
Budget Concerns
Although you shouldn’t solely use your BAH to determine your rental budget, it’s a strong factor to consider. It’s essential to dissect all aspects of your finances. Set realistic financial goals, including debt reduction, retirement savings, an emergency fund, and college savings for your children. After this step, you can narrow your search and look for properties within your means.
For more guidance on managing housing priorities with your budget, read:
2. Start Early and Search Often
The phrase “the early bird gets the worm” is true in the rental market. You can start searching for a rental home as soon as you are confident of your location, but don’t commit to a lease before orders are in hand.
Keep MilitaryByOwner refreshed, as new homes go live constantly. If you see a new home advertised that you like, don't hesitate to contact the advertiser and open the lines of communication, especially in a competitive rental market. Depending on the rental market in the area you’re relocating to, homes can rent in a matter of hours, so you do not want to wait!
3. Consider a Professional
If you can’t spare the time or energy to find your next home, consider hiring a real estate agent in the new area to assist you. Working with an agent is common in competitive areas like the National Capital Region. This route likely involves fees (the rental property owner typically pays agents), but you might find that less stress is worth every penny.
Want another option? Contact a property manager near your new military installation to assist you. Local experts often have the pulse on the various neighborhoods or know when homes may be coming on the market. Be specific about what you’re looking for and ask them to send you photos with details of potential rentals.
Pro Tip: Friends and friends of friends may not fit into the real estate pro category, but they are an invaluable resource when searching for homes from afar. If you have contacts near your new duty station, utilize them to help your search for the perfect rental.
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4. Have Your Information Ready
If you’ve found the perfect home and opened communication with the advertiser, the next step is to submit a rental application.
Most rental applications ask for information on your previous residence, addresses, dates of occupancy, names of landlords, and employment information. If you have difficulty remembering your previous address, you’re not alone! Moving every couple of years tends to scramble the numbers, and zip codes can be difficult to retrieve from memory. Create a list with all this information for future use as part of your PCS prep.
The landlord will probably also request a copy of your PCS orders. Though it might seem overreaching, many request orders to verify that you’re reporting for duty at the nearby installation—it’s another way for landlords to protect their investment.
Keeping this documentation on hand communicates your seriousness about the rental property and might even give you the edge over other potential tenants.
Pro Tip: Protect yourself and block out personal information such as social security numbers.
5. Know Your Credit Score
Your credit score might make or break your application, especially in a competitive housing market. A good score can provide negotiating power, while a less-than-perfect score needs to be addressed head-on.
It’s uncommon to improve your overall credit score at a moment’s notice, but viewing a credit report months in advance of your move allows you to see if there are any erroneous or outdated marks on your credit. You might be able to resolve some issues or, at the very least, address the matter with your landlord.
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6. Be Upfront and Honest
You might hesitate to spill your less-than-stellar financial or background complications to your potential landlord. But you should be forthcoming about issues with your credit, bad references, or experiences with previous landlords. Some landlords can look past small circumstances and rely on the fact that the Department of Defense gainfully employs you as reassurance.
Honesty establishes trust and creates a better landlord/tenant relationship. The alternative is that your potential landlord discovers these shortcomings on their own and does not allow you to explain, which is far worse.
7. Understand What the Military Clause Means
Military life is anything but predictable. Does this scenario sound familiar? While you thought you were staying put for one more year, the military has decided that you will move in three months. What do you do?
You may have heard about adding a “military clause” into your lease to help you break the contract if unexpected PCS orders arrive. This can be a confusing subject for the landlord and the military member, so let’s break it down.
Servicemembers Civil Relief Act (SCRA)
Landlords must abide by federal law, the Servicemembers Civil Relief Act (SCRA). Here’s more info from Understanding the Military Clause:
“It’s important for landlords and tenants alike to realize that the Servicemembers Civil Relief Act (SCRA) is a matter of federal law. It allows service members to terminate a residential lease if they have written orders for deployments or TDYs longer than 90 days or permanent change of station (PCS). Landlords must comply and terminate your lease after you give a written notice of your orders, which will terminate your lease 30 days after the next payment is due. SCRA rights apply to service members as well as to their families.”
The SCRA is different and separate from a military clause. Read What Renters and Landlords Should Know About the SCRA for more information.
Military Clause
Basically, a military clause is any language that describes breaking your lease for reasons other than an official TDY or PCS. For example, you can write a clause stipulating that your family will move if an on-base home becomes available. However, this military clause is only valid if it's in your lease agreement and signed by the landlord.
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8. Provide References
References provide much-needed insight for your landlord as they hope to protect their investment by choosing a tenant who will care for the property as their own. If you don’t have an extensive rental history, provide references from employers, neighbors, friends, and even family. These will help the landlord gain vital information on the type of tenant you are.
References from previous landlords carry the most weight. Decide who you want as a reference, and ask them first before giving their contact details to your prospective landlord.
9. Ask for the Landlord's References
We’ve all heard the nightmare stories of the landlord who doesn’t respond to a tenant’s phone calls, doesn’t make timely repairs, has unreasonable expectations, or consistently retains security deposits upon moving out. Previous tenants may be more than happy to share this information with you if you’re willing to ask.
Yes, it seems strange and maybe a bit uncomfortable to request references. However, a good landlord should have no problem providing you with contact information for current or previous tenants.
Working with a property management company differs from working with a private owner. Consider which type of professional you’d like to work with before leasing.
- Owner: Do you want an independent landlord/homeowner who manages the property themselves? Renting from an individual may allow you to have a more relaxed relationship.
- Property management company: Renting a home or an apartment through a company often eliminates the personal aspect of the relationship. If you want the assurance of working with a business, renting from a management company may better suit you.
- In-home rental: Screening is even more crucial if you’re considering renting a room or apartment in someone’s home. Not only should you be confident that you're compatible, but since you’re sharing space, you must be clear about expectations ahead of time.
Whichever the landlord type, be sure that you get along with them.
- Does each party communicate clearly?
- Do you understand their needs and expectations?
- Do they know your needs and expectations of them?
Establishing a healthy relationship with your landlord before move-in day is essential to protecting your quality of time there.
10. Trust Your Gut
Following your intuition is the most important rule of all. Military relocations come with pressure and stress, and the priority of securing a new house only adds to it. Before you sign the lease, pay attention to anything seems out of order. Try discussing your concerns with a real estate professional outside of the immediate picture. An outside perspective can provide clarity.
Whether you’re renting or buying, let MilitaryByOwner help you find your new home! We have listings near military installations across the U.S., Guam, and Puerto Rico.
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