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How to Prepare for a PCS Move and How a VA Loan Can Help

How to Prepare for a PCS Move and How a VA Loan Can Help

We strive to equip servicemembers and their families with practical strategies for a smooth Permanent Change of Station (PCS), as proper planning may minimize the burdens of relocation. Below, we discuss crucial preparation steps, budgeting tactics, key timelines and the role of a Veterans Affairs (VA) loan in financing a new home during a PCS move.

Understanding the PCS Process

Relocating for Military service is a significant event that calls for coordination, foresight and keen attention to detail.

  • PCS Orders Notification: We commonly see PCS orders arrive months in advance, yet the timeline can vary. Recipients should begin organizing logistics of their move.
  • Family Preparation: It is critical to inform schools, medical facilities and community networks of your upcoming move as soon as possible. Early notice simplifies transfers and reduces last-minute hassles.
  • Housing Decisions: Once orders are confirmed, we recommend researching on-base and off-base housing options near the new station.

Crafting a Comprehensive Relocation Budget

Servicemembers may benefit from starting their moving preparations with a structured budget. Covering all financial bases allows for better decision-making:

1. Transportation Expenses

  • Airfare or vehicle fuel costs
  • Tolls, lodging during transit and meal allowance

2. Household Goods Shipping

  • Professional moving services or government shipping
  • Potential out-of-pocket costs for items that exceed weight limits

3. Temporary Lodging

  • Hotel or short-term rental expenses
  • Temporary storage fees for household items

4. Miscellaneous Costs

  • Pet transportation
  • Utility deposits and new service fees
  • Unforeseen emergency funds

5. Home Loan Closing Costs

  • Appraisal fees, title insurance, origination fees and more
  • You may need to pay a VA funding fee

Keeping track of projected expenses and actual spending helps prevent overshooting your limits, preserving funds for emergencies and ensuring a more comfortable transition.

Organizing Vital Documents

We advise a centralized, carefully managed system to store key paperwork. This practice saves effort when finalizing move-out and move-in processes:

  • PCS Orders
  • ID Cards and Passports
  • Birth Certificates, Marriage Certificates and Social Security Cards
  • Medical and Dental Records
  • School Transcripts
  • Income and financial documentation

Evaluating Housing Options at the New Duty Station

For many, the biggest decision of a PCS is choosing where to live upon arrival. Some options:

  • On-Base Housing: Close to work, reduced commute and consistent community support. However, availability may be limited and waitlists can be long.
  • Off-Base Rental: Provides flexibility for those who do not plan to stay long or prefer exploring the area before buying.
  • Purchasing a Home: Ideal for those expecting an extended tour or seeking a long-term investment. A VA loan can help finance this step.

Understanding the VA Loan Advantage

We value the VA loan as a powerful tool for servicemembers seeking to purchase a home. Backed by the U.S. Department of Veterans Affairs, the VA loan offers:

  • No Down Payment Requirement: Qualified borrowers can avoid hefty upfront costs. Borrowers may be able to finance the VA funding fee, minimizing the cash needed at closing.
  • Competitive Interest Rates: Often lower than conventional mortgages, resulting in potential savings over the life of the loan.
  • Lenient Credit Standards: Designed to accommodate the unique financial situations of Military families.
  • No Private Mortgage Insurance (PMI): Unlike some conventional loans, VA loans do not require costly monthly PMI.

Steps to Secure a VA Loan

Take these steps to streamline the VA loan process:

1. Obtain a Certificate of Eligibility (COE)

  • This document confirms you meet minimum Military service requirements for a VA loan.
  • Your lender may be able to assist you in acquiring a COE if they are experienced in VA loans.

2. Choose a Lender

  • Lenders with experience in VA loans know how to simplify the process.
  • Compare interest rates, loan terms and fees to find a suitable match.

3. Get Pre-Qualified1 and/or Pre-Approved2

  • Pre-qualification estimates your borrowing power; pre-approval gives you more certainty.
  • We strongly suggest receiving pre-approval before house hunting to expedite closing.

4. Shop for a Home

  • Consider proximity to the duty station, neighborhood stability and resale value.
  • Pre-approval may add weight to your offer on a home.

5. Underwriting and Closing

  • The lender verifies financial documents, orders an appraisal and ensures compliance with VA standards.
  • Upon approval, finalize the mortgage by signing closing documents, typically at a title company.

Practical Tips for a Smooth Relocation

  1. Initiate Early: Start organizing moves, document collection and lender conversations as soon as you receive orders.
  2. Stay Connected: Communicate regularly with your real estate agent or property manager and your Military contacts at your new location.
  3. Label and Inventory: We find that color-coded labeling and thorough inventory lists prevent mix-ups, making unpacking more efficient.
  4. Safeguard Important Items: Valuables, electronics and irreplaceable keepsakes should be handled personally.
  5. Check Local Support Resources: Use installation-specific support services, relocation assistance offices and community outreach programs.

Maximizing Your VA Loan Benefits During a PCS

We encourage thorough exploration of resources at your new base and in your new community. VA loan perks can significantly lighten your financial load, especially when combined with other benefits. Being strategic with your housing choice could increase future financial security and stability, even if the PCS orders change again.

If you anticipate another move in the future, you may also consider renting out your current home while continuing to pay off your VA loan. This practice could create additional income streams, though specific rules may apply. Consult your lender or real estate professional for guidance.

Conclusion

We believe that careful planning, budgeting and leveraging beneficial programs like the VA loan are essential to navigating a PCS with minimal stress. Coordinating all aspects of the move—such as documentation, scheduling and house shopping—can greatly improve the transition process. By applying the insights shared here, Military families can confidently settle into their new communities and focus on the next chapter of their service journey.

 

 

1 Offer is contingent upon a full credit review. A pre-qualification does not signify that all underwriting requirements have been met. Actual terms, including interest rate, are subject to change without prior notice and may vary based on eligibility criteria. All products are subject to credit and property approval. Not all products are available in all states or for all dollar amounts. Other restrictions and limitations apply.

2 A pre-approval does not signify that all underwriting requirements have been met. Actual terms, including interest rate, are subject to change without prior notice and may vary based on eligibility criteria. All products are subject to credit and property approval. Not all products are available in all states or for all dollar amounts. Other restrictions and limitations apply.