Virginia has one of the largest military populations in the country, so many landlords find themselves renting to active-duty service members or military families. Areas near major installations often have a steady demand for rental housing, which creates valuable opportunities for property owners across the state.
Still, renting to military tenants comes with a few considerations that don’t always apply to the average lease. Military orders can affect move-in dates or even bring a tenancy to an early end, so landlords should understand how those situations work before they’re caught off guard during military tenancy.
Why Military Tenants Are Common in Virginia
Virginia is home to several large military communities, with installations that support the Army, Navy, Air Force, Marine Corps, and Coast Guard. Service members who are stationed in the state typically look for rental housing because their assignments may only last a short time.
Many military households also receive a Basic Allowance for Housing, a term also referred to as BAH. The monthly allowance helps cover housing costs while the service member is on active duty, and many tenants use it to pay for renting a home.
The amount of BAH depends on factors like:
- the service member’s pay grade
- whether they have dependents
- the location of their duty station
Rates are updated each year by the Department of Defense, so the allowance can vary from one military household to another or from one year to the next.
Frequent relocation can also mean military tenants tend to move on a less predictable schedule. A lease may last the full term, but a transfer to another duty station can change those plans if the service member receives official orders.
Understanding the Servicemembers Civil Relief Act
One of the most important laws landlords should know about when renting to military tenants is the Servicemembers Civil Relief Act, or SCRA. This legal setup gives qualifying service members certain federal protections when military service affects their financial or housing obligations.
For residential leases, the SCRA allows a qualifying tenant to end a lease early after receiving either permanent change of station orders or deployment orders that will last at least 90 days. The law also covers certain situations that involve entry into active duty or separation from military service.
To use this protection, the tenant generally provides written notice along with a copy of their military orders or other qualifying documentation. For month-to-month rent schedules, the lease termination becomes effective 30 days after the next rental payment is due. When an individual is protected under SCRA laws, landlords are unable to charge early termination penalties when the lease is cut short.
Because these rights are covered by federal law, it’s important for landlords to understand that they apply regardless of military clauses that are or are not included in the lease.
It’s also worth noting that the SCRA doesn’t automatically apply to every situation involving a military tenant. The service member has to meet the requirements that are established by law, as well as provide the proper notice before those protections take effect. Understanding that distinction can help landlords avoid confusion when military orders come into play.
Handling Military Relocations and Deployments
Military moves can take place with less notice than what comes with a typical job relocation. A tenant might receive orders that require them to move across the country or report in for extended deployment almost right away. Those orders can obviously affect an existing lease.
Fortunately, the process is usually straightforward when both parties communicate early. Once the tenant receives their official orders, they can discuss timelines with their landlord as well as provide the documentation needed under the SCRA.
From there, move-out inspections and security deposit procedures work much the same way they would for any other tenant.
Screening Military Applicants
Military applicants should go through the same screening process as any other prospective tenant. Landlords can review income, rental history, and other standard qualifications as long as those standards are applied consistently across all applicants.
At the same time, Virginia law includes military status as a protected characteristic under the state’s fair housing rules. Landlords are not allowed to refuse renting to military tenants, nor are they permitted to provide different rental terms because an applicant is either a service member or part of a military family.
It’s not uncommon for newer landlords to be unfamiliar with BAH, but it often serves as part of the tenant’s available income when they apply for housing. Like any other source of income, it can and should become part of the overall screening process.
Creating a Military-Friendly Lease Process
Clear communication can enhance every rental relationship, but it becomes an essential component for success when renting to military personnel. Going over lease terms before signing provides both parties with the opportunity to discuss the following:
- maintenance requests
- move-out processes
- emergency contact information
- property access for routine inspections
- procedures for delivering official notices
- expectations for lease renewals when military orders are pending
Some landlords also include a military clause in their lease documents that explains how SCRA lease terminations work. While federal law already provides those protections, putting the process in writing can prevent misunderstandings later.
Security Deposits When Renting to Military Tenants
Security deposit rules generally work the same way for military tenants as they do for any other renter in Virginia, so landlords cannot charge them more or less than others. Landlords can still deduct from said deposit for unpaid rent or damage beyond normal wear, but those deductions have to be supported by clear documentation.
Military relocations sometimes happen on a tight schedule, which means a tenant may need to leave quite soon after receiving official orders. In those situations, detailed move-out photos and inspection notes can help both parties agree on the condition of the property at the end of the lease.
Common Challenges and How to Avoid Them
One of the most common issues landlords encounter involves confusion about early lease termination. For example, some property owners assume military tenants can end a lease whenever they choose, while others are under the impression that lease terms have to be completed regardless of military orders.
This is why the SCRA exists: to set specific conditions for early terminations. It’s important to review those requirements before a situation arises, as being informed early can save time and eliminate headaches for everyone involved. Once a tenant provides qualifying orders and proper notice, the process generally follows the timetable established by federal law.
Renting to Military Tenants Can Be a Great Opportunity
Renting to military tenants gives Virginia landlords access to a large and active rental market. While military service creates a few situations that differ from a standard lease, most of those circumstances follow clear legal guidelines.
With a good understanding of the SCRA and Virginia housing laws, landlords can handle military tenancies with professionalism while also building positive relationships with the people who serve this country.
