PCS House Hunting Trip: Planning, Budgeting & Finding the Right Home

Bottom Line Up Front: House hunting trips (HHT) authorized for most PCS moves (not all). Duration: 10 days max (use wisely). Government reimburses: Travel (flights, mileage), lodging ($100-$200/day depending on location), per diem ($50-$75/day for meals). Bring spouse (authorized dependent). Plan ahead: Research neighborhoods online BEFORE trip, schedule 10-15 property viewings, bring checkbook (rental deposits due immediately). Success rate: 70-80% find housing during HHT. Alternative: Virtual house hunting (photos, video tours) if HHT not authorized or prefer to save leave days.

What Is a House Hunting Trip?

Purpose

Official reason: Find permanent housing at new duty station before PCS

Practical benefit:

• See neighborhood in person (vs. online photos)
• Tour multiple houses/apartments in short time
• Sign lease before PCS (move-in ready when you arrive)
• Avoid temporary lodging costs (hotel for weeks while searching)

Who Gets HHT?

Usually authorized:

• ✅ CONUS to CONUS PCS (with dependents)
• ✅ OCONUS to CONUS PCS
• ✅ First duty station (if married)

Sometimes authorized:

• CONUS to OCONUS (check orders)
• Single members (rare, usually only if special circumstances)

NOT authorized:

• Moving to barracks (single E-4 and below typically)
• Some short-distance PCS (<50 miles)

Check your orders: "House hunting trip authorized: YES/NO" (if not listed, ask TMO)

Duration

Maximum: 10 days (from departure to return)

Includes:

• Travel days (1-2 days each way if flying)
• Actual house hunting (5-8 days)

Example:

• Day 1: Fly to new duty station
• Days 2-8: View houses, sign lease
• Day 9: Fly home
• Day 10: Buffer

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HHT Entitlements & Reimbursement

What Government Pays

Travel:

• Airfare (you + authorized dependents - usually spouse)
• OR Mileage ($0.18/mile if driving)
• Rental car (if needed, authorized)

Lodging:

• Varies by location ($100-$200/day)
• Based on locality per diem rates

Per Diem:

• Meals + incidentals
• $50-$75/day (varies by location)

Total budget (example - couple, 7 days):

• Flights: $400 × 2 = $800
• Lodging: $150/night × 7 = $1,050
• Per diem: $65/day × 7 = $455
• Rental car: $50/day × 7 = $350
• Total: $2,655 (government reimburses)

What Government Does NOT Pay

Out-of-pocket expenses:

• Application fees ($50-$100 per rental)
• Security deposits ($500-$2,000 - you pay upfront, get back when you move out)
• Pet deposits ($300-$500)
• First month's rent (sometimes due at signing)

Budget extra $1,000-$3,000 for deposits/fees

How to Get Reimbursed

Before trip:

• Create DTS (Defense Travel System) authorization
• OR get travel orders from TMO

During trip:

• Save ALL receipts (flights, hotel, rental car, meals)
• Take photos of receipts (backup)

After trip:

• File travel voucher within 5 days of return
• Upload receipts to DTS
• Reimbursement: 2-4 weeks (direct deposit)

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Planning Your HHT (Maximize 10 Days)

60 Days Before Trip

Online research:

• Neighborhoods: Crime rates, schools, commute time
• Housing availability: Zillow, Apartments.com, Craigslist
• Price ranges: What can you afford with BAH?

Create shortlist:

• 10-15 properties (addresses, contact info)
• Mix of options (backup if first choice falls through)

Schedule viewings:

• Call landlords/realtors: "I'm PCS'ing, will be in town [dates], can I see property?"
• Schedule 2-3 viewings per day (spread out geographically)

Book travel:

• Flights: Book early (cheaper)
• Hotel: Near base OR central to properties viewing
• Rental car: If needed (some cities = walkable/Uber works)

30 Days Before

Gather documents:

• Pay stubs / LES (prove income for rental application)
• Credit report (pull free report from AnnualCreditReport.com)
• Reference letters (previous landlords)
• PCS orders (prove you're moving)

Create "renter packet":

• All docs in folder
• Makes application easier (landlords appreciate preparedness)

Prepare questions for landlords:

• Lease terms (12 months? Can you break lease if PCS early?)
• Utilities (what's included? Average electric/water bill?)
• Pet policy (if you have pets)
• Move-in costs (first month, last month, deposit?)

During HHT (Daily Schedule)

Example Day:

9 AM: Property #1 viewing (house near base)

• Pros: Close commute, good schools
• Cons: High rent, small yard

11 AM: Property #2 viewing (apartment 15 min from base)

• Pros: Affordable, pool/gym
• Cons: Older building, no washer/dryer

1 PM: Lunch, review notes

2 PM: Property #3 viewing (townhouse)

• Pros: Updated, garage
• Cons: 25-min commute

4 PM: Return to hotel, compare options

Evening: Apply to top choice (online application)

Repeat daily until house found

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What to Look for During Viewings

Neighborhood Assessment

Drive around:

• Time of day matters (quiet at 10 AM, noisy at 6 PM?)
• Check neighbors (well-maintained yards = good sign)
• Parking (street parking available? Garage?)

Commute test:

• Drive from property to base (during rush hour if possible)
• 30+ min commute = gets old fast

Schools:

• If you have kids, drive past schools
• Check GreatSchools.org ratings

Safety:

• Check CrimeReports.com
• Ask neighbors ("Do you feel safe here?")

Property Inspection

Outside:

• Roof condition (missing shingles = leaks)
• Foundation (cracks = expensive repairs)
• Landscaping (overgrown = landlord neglectful?)

Inside:

• Turn on every faucet (water pressure good?)
• Flush toilets (work properly?)
• Test stove, dishwasher, AC/heat
• Open closets (enough storage?)
• Check for mold (especially bathrooms, basement)
• Cell phone signal (spotty coverage?)

Red flags:

• Strong smells (mold, pets, smoke)
• Water stains (ceiling = roof leak)
• Bug infestation (roaches, ants)

Military-Friendly Landlords

Ask:

• "Have you rented to military before?"
• "Do you offer lease break clauses for PCS?"

Military-friendly = gold:

• Understand deployments, PCS
• Flexible lease terms
• No penalty for early termination (with orders)

Find military-friendly:

• Base housing office (off-base housing referrals)
• Facebook groups ("[Base Name] Housing")
• MilitaryByOwner.com

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Making the Decision

Compare Options (Scoring System)

Create spreadsheet:

| Property | Rent | Commute | Condition | Pet-Friendly | Score | |----------|------|---------|-----------|--------------|-------| | House A | $1800| 10 min | Good | Yes | 8/10 | | Apt B | $1200| 20 min | Fair | No | 6/10 | | Town C | $1600| 25 min | Excellent | Yes | 9/10 |

Factors to weight:

• Rent (within BAH?)
• Commute (quality of life)
• Condition (avoid fixer-uppers as renter)
• Schools (if kids)
• Pet policy (if pets)

Choose top 2-3: Apply to all (in case one falls through)

Applying & Signing Lease

Application process:

• Fill out online (or paper)
• Pay application fee ($50-$100)
• Credit check, background check
• Approval: 24-48 hours

If approved:

• Sign lease (read ENTIRE lease first)
• Pay deposit + first month (cashier's check or money order)
• Get keys OR arrange move-in date

Military lease clause:

• Ensure lease has SCRA clause: "Lease can be broken with 30 days notice + PCS orders"
• Protects you if you PCS unexpectedly

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Alternatives to House Hunting Trip

Virtual House Hunting

If HHT not authorized OR you can't take 10 days leave:

Virtual tools:

• Zillow 3D tours (walk through property virtually)
• FaceTime tours (ask landlord to video call while showing property)
• Google Street View (check neighborhood)

Pros:

• ✅ No travel costs
• ✅ No leave days used
• ✅ Can view more properties (not limited to 10 days)

Cons:

• ❌ Can't see condition in person (photos lie)
• ❌ Can't test commute
• ❌ Risky (sign lease sight-unseen)

Best practice:

• Virtual hunt to narrow down
• Send trusted friend/family to view in person
• OR accept risk (many military do this, mostly works out)

Temporary Lodging → House Hunt After Arrival

Option: Skip HHT, use TLE (Temporary Lodging Expense) after PCS

How it works:

1. PCS to new base
2. Move into hotel (TLE covers 10 days)
3. House hunt locally
4. Move into permanent housing by day 10

Pros:

• ✅ See properties in person
• ✅ No rushed decision (can view more than 10-15)
• ✅ Already at new location (easier logistics)

Cons:

• ❌ Living out of hotel (stressful with kids)
• ❌ 10-day pressure (TLE limit)
• ❌ HHG shipment may arrive before housing found

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Common HHT Mistakes

❌ Mistake #1: Only Viewing 3-4 Properties

Reality:

• View 4 houses
• Don't like any
• Out of time, settle for mediocre place

Fix: Schedule 10-15 viewings (build buffer)

❌ Mistake #2: Not Bringing Checkbook

Reality:

• Find perfect house
• "I'll apply when I get home"
• Someone else rents it next day

Fix: Bring checkbook, be ready to apply on spot

❌ Mistake #3: Exceeding BAH Budget

Reality:

• BAH: $2,000/month
• Fall in love with $2,500 house
• Sign lease → Out-of-pocket $500/month = $6,000/year

Fix: Stick to BAH budget (or slightly under)

❌ Mistake #4: Not Reading Lease

Reality:

• Sign lease without reading
• Later discover: No PCS clause, can't break lease early
• Stuck paying rent after PCSing OR lose security deposit

Fix: Read entire lease, ensure military PCS clause included

❌ Mistake #5: Not Saving Receipts

Reality:

• Spend $2,000 on HHT (flights, hotel, meals)
• Don't save receipts
• Can't get reimbursed → Out-of-pocket $2,000

Fix: Save EVERY receipt (photo backup)

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Action Steps

60 Days Before HHT:

1. ✅ Research neighborhoods online (Zillow, crime maps, schools)
2. ✅ Create property shortlist (10-15 addresses)
3. ✅ Book travel (flights, hotel, rental car)

30 Days Before:

1. ✅ Schedule viewings (call landlords, set appointments)
2. ✅ Gather documents (pay stubs, credit report, orders)
3. ✅ Create DTS authorization (if using)

During HHT:

1. ✅ View 2-3 properties per day
2. ✅ Take notes, photos (compare later)
3. ✅ Apply to top choice (same day if possible)
4. ✅ Save ALL receipts

After HHT:

1. ✅ File travel voucher (within 5 days)
2. ✅ Upload receipts to DTS
3. ✅ Coordinate move-in date with landlord

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Related Guides

• PCS Complete Checklist
• BAH: On-Base vs Off-Base Housing
• Temporary Lodging (TLE/DLA)

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Remember: House hunting trips save time + money (find housing before PCS, avoid weeks in hotel). Plan ahead (research online, schedule 10-15 viewings). Bring checkbook + documents (apply immediately if you find the right place). Stay within BAH budget. Read lease (ensure military PCS clause). Save receipts (government reimburses flights, hotel, meals). Most find housing during HHT - you can too.