Housing & VA Loan

Make confident choices about where to live, how to use your allowances at PCS, your lease rights under SCRA, and how to buy a home with a VA loan.

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1) On‑base vs Off‑base

On‑base (Government Housing)

  • Pros: Potentially lower out‑of‑pocket costs, close to work/services, predictable utilities, community & security.
  • Cons: Waitlists, limited floorplans, less neighborhood choice, potential BAH allotment to housing partner.
  • Tip: Get on the waitlist early; ask housing office for current average wait times by rank/dependents.

Off‑base (Using BAH)

  • Pros: More choice in location/amenities; can shop price vs commute; build rental history or pursue homeownership.
  • Cons: Market volatility, deposits/fees, utilities setup, commute time/traffic.
  • Key: Verify BAH for your duty ZIP, grade, and dependent status before signing a lease or offer.
DTMO: BAH Calculator DoD: BAH Policy
  1. Check on‑base waitlist times with your housing office by rank/dependency.
  2. Use the BAH calculator for your duty ZIP, grade, and status.
  3. Estimate off‑base total cost (rent + utilities + commute) and compare to BAH.
  4. Consider lease flexibility (PCS orders, deployments) and school/commute factors.

2) PCS Housing Decisions & Allowances

At PCS, consider allowances and options that offset moving and housing transition costs. Rules, rates, and documentation requirements are published by DTMO and your service.

Key Allowances

  • DLA (Dislocation Allowance): Helps with miscellaneous PCS setup costs.
  • Per diem: Daily lodging/meals incidental expense while traveling.
  • Mileage: If driving your POV; based on official distance.
  • Temporary Lodging: TLE (CONUS) / TLA (OCONUS) for short‑term housing at origin/destination (limits apply).

Move Options

  • Government‑arranged move: Transportation office coordinates carriers; you manage inventory/claims.
  • PPM/DITY (Personally Procured Move): You move some/all property; may receive an incentive based on actual weight moved and cost comparison.
  • Hybrid: Combine government and PPM portions.
DTMO: Allowances JFTR/JTR Regulations DLA Details Per Diem PPM/DITY Basics (PDF)
  1. Get orders and check reporting window; contact the transportation office.
  2. Estimate DLA, per diem, and mileage using DTMO tables; save receipts.
  3. Decide gov move vs PPM (or hybrid) based on weight, timeline, and effort.
  4. Book temporary lodging (TLE/TLA) if needed; confirm limits and receipts rules.

3) Lease “Military Clause” & SCRA Rights

Even if a lease lacks a separate “military clause,” the federal Servicemembers Civil Relief Act (SCRA) allows eligible servicemembers to terminate a residential lease when entering active duty, or upon receiving PCS or deployment orders ≥ 90 days. Written notice and a copy of orders are required. Some states add further protections.

DOJ: SCRA Overview Legal Assistance (Military OneSource)
  1. Confirm eligibility (active duty/activated status, qualifying orders: PCS or deployment ≥90 days).
  2. Provide written notice to the landlord and attach a copy of orders.
  3. Return keys and pay rent through the effective date (generally the next rent period after notice received).
  4. Document condition (photos/walk‑through) and request deposit return per state rules.
  5. If issues arise, contact your Legal Assistance Office or base housing office.

4) Buying with a VA Home Loan

Eligibility & COE

  • VA guarantees part of your loan if you meet service and character requirements.
  • Obtain your Certificate of Eligibility (COE) via eBenefits or lender request.
VA: Home Loans Get your COE

What you can buy

  • Primary residence (1–4 units). Multi‑unit allowed if you occupy one unit.
  • Property must meet VA minimum property requirements (MPRs).
Military OneSource: VA Loans

Funding fee & exemptions

  • Most borrowers pay a VA funding fee; amount varies by first vs subsequent use and down payment.
  • Exemptions apply for many borrowers receiving (or eligible to receive) VA disability compensation, and certain other cases.
VA: Funding Fee Tables

Assumptions

  • VA‑backed loans can be assumable with lender/VA approval.
  • Servicers must follow VA guidance to process assumptions correctly.
VA: Loan Servicing
  1. Pull your COE and confirm entitlement.
  2. Estimate funding fee using the VA table; check if you qualify for an exemption.
  3. Shop lenders experienced with multi‑unit VA purchases if applicable.
  4. Write offers with a realistic timeline for appraisal and VA conditions (MPRs).

What to do next: Pull your COE, run the VA funding fee for your scenario, and speak with a lender experienced in VA (and multi‑unit, if relevant).

FAQ & Next steps

In many privatized on‑base housing arrangements, BAH is paid and then allotted to the housing partner per your lease; confirm specifics at your installation.

It depends on weight, distance, timeline, and how much work you want to do. Use DTMO resources to compare estimated incentive vs costs/effort.

Generally the next rent period after proper notice is delivered; check your state rules and consult legal assistance.

Yes—up to 4 units if you occupy one unit and the property meets VA MPRs and lender overlays.

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