10 Tips for Finding the Perfect Rental
By Monica Schaefer
Military life presents many opportunities to relocate and either buy or rent a home in various areas. But if you’re renting for the first time or want to have a better system in place to decide, where should you start?
The moment you have an inkling of an upcoming move, you should start researching your proposed duty station. Talk to friends and search the internet for information on desired areas to live surrounding the military installation. As we all know, it is dangerous to make any firm plans prior to having orders in hand, but the legwork can begin long before you have confirmation that you are moving.
Here are 10 tips for finding the perfect rental for you:
1. Define your priorities.
During your research, your priorities will become clearer: location to work, desired school districts, safe neighborhood, walking distance to nearby attractions, and so on. Your research affords you the knowledge of the typical rental prices for the area and will help you set your budget. Find out what the current BAH rates are for that military installation to make an informed decision about how much money you’ll be given and how much you are willing to pay out-of-pocket. If you have school-age children, use websites that grade schools and districts to get an idea of which one you would like to be located within and find the neighborhoods zoned for those schools. Once you have your priorities set, it is time for the next step.
2. Start early, search often.
“The early bird gets the worm” is particularly true in the rental market. Start searching for a rental home as soon as you have orders in hand. Search sites such as MilitaryByOwner.com for rental properties near your next duty station. It is important to do this frequently, as new homes are posted on a constant basis. If you see a new home advertised that you are interested in, do not hesitate to contact the advertiser and open the lines of communication. Depending on the rental market in the area you are relocating to, homes can rent in a matter of hours, so you do not want to wait.
3. Use a professional.
If you do not have the time or energy to devote to finding your next home, then consider hiring a broker in the new area. This may involve fees, but in the end, it could make the process easier and more enjoyable than doing it yourself.
Another route is to contact a property manager near your new military installation to assist you. Property managers often have the pulse on the various neighborhoods or know when homes may be coming on the market. Be specific about what you are looking for and have them send you photos and details on potential rentals.
Working with a property management company, as opposed to a private owner, can often be more comfortable for tenants, so this is something to consider. Friends may not fit into the “professional” category, but they can be valuable when you are searching for homes from afar. Nobody will have your best interest in mind like a friend will, so if you have friends near your new duty station, ask them to help you search for the perfect home.
4. Be prepared to submit an application.
If you have found the perfect home and have set up communication with the advertiser, then the next step will likely be to submit a rental application. Most rental applications will ask for information on your previous residence, addresses, dates of occupancy, rent or own, names of landlords, and employment information. Creating a list of this past information will serve you well when trying to provide it in a timely manner.
The landlord may also request that you provide a copy of your orders, as this is a way for them to confirm that you will, in fact, be stationed in the area. Having this documentation at the ready is often a way to let them know how serious you are about renting their home and can give you the edge over the competition. Just be sure to protect yourself by blacking out any personal information such as a social security number.
5. Get your credit in order.
While having good credit is more of a life rule as opposed to only when you are looking to rent, you may want to request a free credit report before you submit an application to look at what your prospective landlord may see when they run one themselves. While you aren’t likely to improve your overall credit score on a moment’s notice, viewing a credit report will show you any erroneous or outdated marks on your credit report that you could clear up or address with the landlord upfront.
For information on repairing your credit score, be sure to read our article, Settle Your Score: The Ins and Outs of Credit Repair.
6. Be upfront and honest.
If you are forthcoming with marks on your credit, bad references, negative experiences with previous landlords, or the fact that you breed pitbulls, you are establishing a relationship of trust with the landlord. You can overcome many of these factors if you are willing to discuss them with the landlord. If disclosing this type of information is a deal breaker, then it is likely that this would not have been the ideal home for you. Nobody likes to be caught off-guard once they have signed the lease document, so being honest from the beginning will ultimately help you in the end.
7. Include a military clause option.
As we know, military life is anything but stable. The three-year orders you received six months ago have suddenly been changed and you are on the move yet again. This can send anyone into a state of panic, but particularly when you have signed a lease agreement for an extended period. Ask the landlord if they are willing to include a military clause in the lease agreement should unforeseen circumstances arise. Landlords that are familiar with the military lifestyle will surely understand your request for this verbiage to be included in the lease. Read more here about including military clauses in your lease agreement.
8. Provide references.
References from previous landlords are going to carry the most weight, but if you do not have an extensive rental background, then providing references from employers, neighbors, friends, and even family can help the landlord gain vital information on the type of tenant you are likely to be. Give some thought ahead of time as to who you would use as a reference, and you may even want to give them a call to ask their permission to provide their information on your application.
9. Ask for references.
We have all heard the nightmare stories of the landlord that does not respond to their tenants phone calls, does not make timely repairs, has unreasonable expectations, or consistently retains security deposits upon moving out. Well, guess what? Previous tenants will surely be more than happy to share this information with you, if you are willing to ask. Yes, it seems strange and may even be a bit uncomfortable, but a good landlord will have no problem providing you with the contact information for their current or previous tenants. In fact, the good landlords will probably appreciate the fact that you asked. While it is often believed that the landlord has all of the control when it comes to a landlord/tenant relationship, this is hardly the truth. Landlords are banking on their tenants providing them a monthly income and taking care of the property, so the relationship is one that should strike balance and mutual respect. For tips on how to ask your prospective landlord for references, please read our post, Landlord Tenant Role Reversal.
10. Follow your gut.
This is the most important rule of all. Military relocations come with an enormous amount of pressure and stress, and the priority of securing housing can drive anyone into frenzy. Take a deep breath and step back, and make sure that there are no alarms going off in your head before you sign your name on that lease agreement. If you have something that seems out of order or alarming, try bouncing it off of someone who is not in the pressure cooker with you. Outside perspective can always help provide some clarity.
There is no better resource for advice and information than from other military members, so if you have tips to add to our list, we would love to hear from you.
We wish all service members and their families the best of luck on their next relocation.
