PCS toolkit
PCS home buying checklist
By Kyle Melvin · NMLS #1486450 · REV Mortgage
Orders to keys, in the order it actually happens. Print it; the links go to the page that explains each line.
Orders in hand As soon as you have them
- Look up the new station's BAH and see what payment it carries
- Full pre-approval on your orders, with the new station's BAH
- Certificate of Eligibility pulled by the lender; fix anything wrong on it now
- If you have a VA loan open: run the second-tier calculation
- Decide sell, rent or keep for the current house
- Read the base guide for the new station and pick two or three areas
- Interview agents by phone; pick one who works the base
- Move earnest money and inspection funds into an account you can wire from anywhere
- Execute a specific power of attorney if you might close remotely
House-hunting leave The trip
- Days 1–2: drive the shortlist areas; confirm or kill them
- Days 3–5: tour the refined set; second showings on the top two or three
- Check VA condo approval before writing on any attached housing
- Ask for the flood zone, HOA or metro-district or CDD fees, and the roof age before writing
- Write the offer with the escape clause and a closing date you can meet from a distance
- Wire earnest money; schedule the inspection
Under contract, from a distance After you leave
- Lender orders the VA appraisal on ratification; build its turn time into the closing date
- Inspection report and repair negotiation by phone and email
- Insurance quote in hand before contingencies expire — wind and flood where they apply
- If Tidewater fires: agent submits better comparables within two business days
- Clear underwriting conditions; confirm the funding fee status matches your COE
- Closing by POA or on arrival; occupy within sixty days
After closing First ninety days
- File for the state veteran property tax exemption if you qualify; then ask the lender to re-analyze escrow
- If the old house is a rental: landlord insurance, lease on file, and keep the loan current
- Save the closing package; the next COE request will need the payoff evidence when you sell
Use your browser's print command for a clean one-page copy. The PCS Home Buying Guide is the long-form version.
Apply with Kyle
Step one is the pre-approval.
Everything on this list gets easier once the lender has the orders. Send them to Kyle and start the clock before house-hunting leave.