Receiving Permanent Change of Station (PCS) orders is a normal part of life in the military. But it requires you to make major decisions for your family, such as whether you should buy a home using a PCS VA loan.
VA loans are issued by private lenders and backed by the U.S. Department of Veterans Affairs. They have unique benefits for military members, like no down payment, no private mortgage insurance (PMI), and often, more competitive interest rates.
If you’re getting ready to relocate and are thinking about purchasing a house with a VA loan, it’s important to consider the requirements, timing, process, and common mistakes to avoid.
Can You Buy a House With a PCS VA Loan Before You Move?
Yes, you can buy a home with a PCS VA loan before you relocate, as long as you meet the VA loan eligibility requirements. However, there are a few conditions you must meet. Here are some things to know if you’re planning on purchasing a house before a PCS move.
You Must Move In Within 60 Days of Closing
VA loans require borrowers to certify that they intend to occupy the home as their primary residence. This prevents people from using the VA loan benefit to buy rental or investment properties, which isn’t allowed.
If you decide to purchase a home before relocating, your PCS orders can satisfy the occupancy requirement. You don’t need to be living in the home right away, but most VA loan lenders require military families to move in within 60 days of closing.
The House Must Be Reasonable for Your Relocation
VA lenders want to make sure that the home you’re buying makes sense for your relocation. When you get a PCS VA loan, the lender will request your official orders and determine whether the home purchase is appropriate for your assignment.
For example, if you’re moving to Fort Jackson in Jackson, South Carolina, and you buy a home 200 miles away in Myrtle Beach, that might raise a red flag and could jeopardize your loan. Lenders want to ensure that you’re using the VA loan in good faith if you’re moving for PCS.
Prepare for the Challenges of Buying a Home From Afar
Many military families decide to purchase a home before reporting to their new duty station. However, it can have logistical challenges that require careful planning.
You may be touring homes virtually, relying on a real estate agent you’ve never met in person, and making one of the largest financial decisions of your life from another state or country.
Here are a few things that can help:
- Work with a real estate agent who has experience with military buyers, understands PCS timelines, and military relocation mortgages.
- If you’re purchasing a house sight-unseen, ask your real estate agent to provide video walkthroughs of potential properties.
- Don’t waive the home inspection just to speed things up. The VA appraisal is not a substitute for an inspection.
- If your spouse or another family member is already in the area, lean on them for in-person home showings.
- Get pre-approved early so you can move quickly when you find the right house.
Should Military Families Buy Before or After PCS Relocation?
If you’re debating whether to purchase a home before or after relocating for PCS orders, there’s no right or wrong answer. The best decision depends on your individual situation, but it’s important to consider the pros and cons of each option.
Pros and Cons of Buying a House Before a PCS Move
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Pros |
Cons |
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Arrive with housing already secured (no scrambling for temporary housing). |
Don’t have firsthand knowledge of neighborhoods, commutes, or local amenities. |
|
Kids can be enrolled in school immediately upon arrival. |
Higher risk of buyer’s remorse on the home or location. |
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Locks in current VA loan interest rates and home prices before they potentially rise. |
Virtual house tours and remote decisions increase the chance of missing red flags. |
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Reduces the stress of house-hunting while also settling into a new duty station. |
If orders change or fall through, you may be stuck with a home at the wrong installation. |
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Gives you more time to negotiate and be selective rather than rushing into a sale. |
More logistical complexity (POA, remote closing, coordinating with agents from a distance, etc.). |
Pros and Cons of Buying a House After a PCS Move
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Pros |
Cons |
|
Time to explore neighborhoods in person and make a more informed decision. |
Temporary housing costs, like hotels or short-term rentals, can add up fast. |
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Better sense of commute, school quality, and community fit before committing. |
Living out of suitcases with family can be difficult, especially with kids. |
|
Removes the pressure of a fast move-in date (usually 60 days from closing). |
Some markets near bases are competitive, and waiting can mean fewer options. |
|
Easier to attend showings, inspections, and closing in person. |
You may feel pressured to buy a house quickly once temporary living costs become unsustainable. |
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Can shop the market more patiently and potentially negotiate a better home price. |
School enrollment and routine may be disrupted until permanent housing is found. |
How VA Loans Work When Relocating for PCS
The mechanics of a VA loan don’t change just because you’re relocating to a new installation. However, because PCS orders require a quick turnaround, the VA homebuying timeline is typically shortened.
Closing on a PCS VA loan can take as little as 30 days if you work with an experienced lender, and the transaction is straightforward. For more complex transactions or appraisal delays, it could take 60 days or longer.
The timeline for closing on a VA loan is usually faster for CONUS PCS orders, whereas OCONUS moves generally take longer. But again, the actual timeline depends on a variety of different factors, including the lender.
For example, if you’re relocating from Virginia to Texas, it’s likely that the time to close will be much faster than it would be if you moved from Japan back to the United States. It’s important to leave a buffer in case the closing process takes longer than expected.
Sample Timeline for Closing on a PCS VA Loan
Here’s a potential timeline from receiving PCS orders to closing on a VA mortgage.
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What Happens |
Action Needed |
|
|
Week 1–2 |
PCS orders received |
Begin gathering financial documents (W-2s, LES, and bank statements). Contact a VA-approved lender and start getting pre-approved. |
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Week 2–3 |
Get VA loan pre-approval |
Connect with a military-friendly real estate agent in your new location and begin searching for a home. |
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Week 3–5 |
Get an offer accepted on a house |
Schedule the VA appraisal, which typically takes 7 to 14 days, depending on the market and appraiser availability. |
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Week 5–8 |
Loan underwriting begins |
The VA lender underwrites your loan and checks the title. Your physical location doesn’t impact the underwriting process. |
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Week 8–10 |
Close on the loan |
Set up a remote closing with your VA lender if you haven’t already relocated. |
Can You Close on a PCS VA Loan While Overseas?
Yes, service members who are stationed or deployed OCONUS can still close on VA loans. This is possible through remote closings, designating a Military Power of Attorney (POA), and Remote Online Notarization (RON).
Remote Mortgage Closings
Military relocation mortgage underwriting is largely digital. Documents are submitted electronically, and conditions can be cleared via email, which allows you to close on a mortgage anywhere in the world.
Communication is the biggest factor in keeping things on track, though. Respond to lender requests quickly, even from the road. Delays in returning a document or signing a disclosure can push a closing by days or weeks.
Military Power of Attorney
A properly executed Military POA allows a designated person, like a spouse or parent, to sign closing documents on your behalf. This isn’t the same as a standard POA; it must be executed correctly to satisfy lender and title company requirements, and the lender must approve its use before closing.
Get a Military POA in place early if there’s any chance you won’t be physically present at closing, especially if you’re hoping to move within a short period of time.
Remote Online Notarization
Many states now allow closing documents to be notarized remotely via video conference with a licensed notary. Rules vary by state and by the title company involved. Some VA lenders have streamlined RON processes specifically for military borrowers, so confirm that your state and your lender both support it before counting on it.
Common VA Loan Mistakes When Moving for PCS
Whether you’re planning to buy a house after a PCS move or before, it’s important to be aware of common mistakes that can complicate or delay the process. Here are some potential pitfalls you might face and how to avoid them:
- Not budgeting for BAH: Your Basic Allowance for Housing (BAH) has a major impact on how much home you can afford. Make sure your lender is accounting for it correctly, and confirm your BAH rate for the new duty station, not your current one. You can use the Defense Travel Management Office’s (DTMO) online calculator to look up the BAH rate for your new location if you’re not sure.
- Waiting too long to get pre-approved: The earlier you start contacting VA lenders for pre-approval, the more options you’ll have. Many buyers wait until they have a specific home in mind, and by then, you’re already behind.
- Assuming all lenders understand VA loans: Not every lender is experienced with VA loans and military homebuyers. Work with a lender who handles VA loans regularly and understands PCS documentation.
- Waiving contingencies under pressure: Competitive markets create pressure to waive appraisal or inspection contingencies. On a PCS VA loan, waiving the appraisal contingency carries real risk. If the home doesn’t appraise, you may need to cover the difference in cash.
- Not setting up POA before deployment or travel: If there’s any chance you won’t be available to sign in person at the closing, designate a trusted individual as a Military POA. This can help you avoid delays.
FAQ
Q: Can my spouse close on a PCS VA loan without me?
Yes, if you designate your spouse as a Military POA, they can close on the VA loan without you. However, the VA lender must approve of the Military POA in advance.
Q: Does buying a house during PCS affect my VA entitlement?
Sometimes. If you have remaining entitlement, you can use it to purchase a new home. If you used your entitlement on a previous home, you may need to restore it or use bonus entitlement, depending on the loan amount.
Q: Can I rent out my previous home when I PCS?
Yes. If you used a VA loan to purchase your previous home, you can rent it out once you’ve lived in the house for at least 12 months.
Q: What if my PCS orders change after I’ve already started the VA loan process?
Contact your lender immediately. Amended orders may affect your VA loan qualification, the property location, and the VA homebuying timeline. Most lenders have handled this before and can help you navigate it.
Q: How long do I have to occupy the home after closing on a PCS VA loan?
VA lenders require most homebuyers to move into the home within 60 days of closing. However, military-friendly lenders might be willing to extend the move-in date with proper documentation. Discuss your situation with the lender before closing to find out if there’s any flexibility with your occupancy timeline.
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