Military Landlord Tips When PCS’ing to or from Fort Bragg

RentRisk
January 16, 2025

Permanent Change of Station (PCS) orders can be both exciting and stressful, especially when it involves renting out your home while relocating to a new duty station like Fort Bragg, North Carolina. As a military landlord, balancing the responsibilities of managing a rental property with the demands of a PCS can be challenging. Here are key tips to help you navigate this process and set yourself up for success.

1. Understand the Fort Bragg Rental Market

Fort Bragg is one of the largest military installations in the United States, and the demand for rental properties in the surrounding areas is consistently high. Researching the local market will help you price your property competitively and attract tenants quickly.

Key Areas to Target: Look into Fayetteville, Spring Lake, and Raeford, as these areas are popular among military families.
Rental Pricing: Use tools like Zillow, Rentometer, or MilitaryByOwner.com to compare rental prices for similar properties.
Tenant Preferences: Highlight features that appeal to military tenants, such as proximity to Fort Bragg, family-friendly neighborhoods, and pet-friendly policies.

2. Prepare Your Property for Rent

Before listing your property, ensure it is in excellent condition to attract reliable tenants. Military families often prefer move-in-ready homes that require minimal work.

Conduct a Deep Clean: Hire professional cleaners to ensure your property is spotless.
Complete Repairs: Address any maintenance issues, such as leaky faucets, damaged flooring, or faulty appliances.
Enhance Curb Appeal: Keep the lawn mowed, trim bushes, and add fresh mulch or flowers to create a welcoming exterior.
Provide Energy-Efficient Features: Military tenants appreciate cost-saving amenities like energy-efficient windows or smart thermostats.

3. Include a Military Clause in Your Lease Agreement

A military clause allows tenants to terminate the lease early without penalty due to PCS orders, deployment, or other military obligations. Including this clause is a sign of goodwill and compliance with the Servicemembers Civil Relief Act (SCRA).

Key Elements: Clearly outline the notice period (usually 30 days) and the documentation required (e.g., PCS orders).
Benefit to You: It reduces the risk of disputes and fosters trust with military tenants.

4. Use Military-Specific Marketing Channels

Reaching military tenants requires targeted marketing strategies. Fort Bragg’s large population of service members and families means you have a specific audience to cater to.

List on Military Platforms: Advertise your property on sites like MilitaryByOwner.com, MustWants.com and AHRN.com.
Partner with Housing Offices: Connect with Fort Bragg’s housing office to gain access to resources and tenant leads.
Leverage Social Media: Join local military Facebook groups and community forums to share your listing.

5. Screen Tenants Thoroughly

While military tenants are often reliable, tenant screening is essential to ensure a smooth rental experience. Use tools like RentRisk to simplify the screening process.

Verify Military Status: Request PCS orders or an active-duty ID.
Check Financial Stability: Review income, credit history, and previous rental references.
Follow Legal Requirements: Ensure your screening process complies with federal, state, and local laws, including fair housing regulations.

6. Hire a Property Manager if Necessary

Managing a rental property remotely while PCS’ing to Fort Bragg can be time-consuming. Hiring a professional property manager can alleviate stress and ensure your property is well-maintained.

Duties of a Property Manager: They handle tenant screening, rent collection, maintenance, and legal compliance.
Finding the Right Fit: Look for a property manager experienced in working with military landlords and tenants.
Cost vs. Benefit: While there is a fee, the peace of mind and time saved often outweigh the expense.

7. Budget for PCS-Related Challenges

PCS moves can result in unexpected costs or vacancies. Planning ahead will help you stay financially stable.

Emergency Fund: Set aside funds to cover mortgage payments and maintenance during tenant transitions.
Tax Deductions: Keep records of all expenses related to your rental property, as many are tax-deductible.
Vacancy Mitigation: Have a waitlist of prospective tenants ready to fill vacancies quickly.

8. Stay Compliant with Military Tenant Laws

Military tenants are protected under the SCRA and other state or local regulations. Familiarize yourself with these laws to avoid legal issues.

SCRA Protections: Understand their rights to early lease termination and eviction protection.
State-Specific Rules: North Carolina may have additional landlord-tenant laws to consider.
Consult an Attorney: If unsure, work with a real estate attorney to draft or review your lease.

9. Build Strong Communication Channels

Clear communication is vital for a successful landlord-tenant relationship, especially when managing a property remotely.

Set Expectations Early: Outline communication methods and response times in your lease agreement.
Use Technology: Utilize property management software or apps for maintenance requests and rent collection.
Be Responsive: Military families often have tight schedules and rely on prompt responses to their concerns.

10. Network with Other Military Landlords

Learning from experienced military landlords can provide valuable insights and resources.

Join Local Groups: Participate in landlord associations or military housing forums in the Fort Bragg area.
Share Best Practices: Exchange tips on marketing, lease agreements, and tenant management.
Leverage Community Support: Networking can help you find reliable service providers or contractors for your rental property.

Final Thoughts

PCS’ing to Fort Bragg presents both opportunities and challenges for military landlords. By preparing your property, understanding the needs of military tenants, and leveraging tools like RentRisk for tenant screening and management, you can ensure a smooth and successful experience. With the right strategies, your rental property can provide a stable income and serve as a valuable resource for military families transitioning to the Fort Bragg area.