Standard residential leases may not address the unique situations military families face. A military-friendly lease:
Complies with federal SCRA requirements
Addresses PCS and deployment scenarios
Builds trust with military tenants
Reduces disputes and misunderstandings
Protects both parties legally
Attracts quality military renters
Required SCRA Clause
Federal Law Requirement
While SCRA applies regardless of lease language, it's recommended to explicitly include an SCRA clause:
Sample SCRA Clause:
MILITARY CLAUSE (SCRA)
In accordance with the Servicemembers Civil Relief Act (SCRA), Tenant may terminate this lease if Tenant:
(a) Receives Permanent Change of Station (PCS) orders to relocate 35 miles or more from the property, or outside the continental United States; or
(b) Receives deployment orders for a period of 90 days or more; or
(c) Receives separation or retirement orders from military service.
Tenant must provide written notice and a copy of official military orders. The lease will terminate 30 days after the next rent payment due date following proper notice. No early termination fees or penalties will apply under SCRA termination.
What Must Be Included
✅ Clear termination conditions
✅ Notice requirements (written + orders)
✅ Effective date calculation
✅ No penalty language
✅ Reference to federal law
What Cannot Be Included
❌ Waiver of SCRA rights
❌ Early termination fees under SCRA
❌ Requirement to find replacement tenant
❌ Payment of remaining lease months
❌ Penalties for SCRA termination
Essential Lease Clauses
1. Parties & Property Description
Must Include:
Landlord legal name and contact info
Tenant legal name(s)
Property address
Included parking spaces
Storage units or other inclusions
Military-Specific Addition:
Tenant's current duty station: [Base Name]
Tenant's military branch: [Branch]
Tenant's rank: [Rank]
2. Lease Term & Renewal
Standard Terms:
Start date
End date
Month-to-month conversion
Renewal options
Military-Friendly Addition:
If Tenant's PCS orders require departure before lease end, SCRA provisions apply. Landlord and Tenant agree to work together to minimize vacancy period through early advertising and flexible showing arrangements.
3. Rent & Payment Terms
Must Include:
Monthly rent amount
Due date
Payment methods accepted
Late fee amount and grace period
Military-Specific Addendums
Deployment Addendum
Consider adding a separate deployment addendum:
DEPLOYMENT ADDENDUM
In the event Tenant is deployed for 60 days or more:
Tenant may designate authorized representative for property matters
Tenant agrees to provide landlord with deployment orders (date ranges only)
Landlord will copy designated representative on all communications
Rent remains due per lease terms
Landlord agrees to work with representative on maintenance and inspections
Tenant may arrange for lawn care/snow removal at Tenant's expense
Landlord will provide reasonable flexibility for maintenance access
PCS Clause Enhancement
Beyond basic SCRA, consider:
PCS COOPERATION CLAUSE
Upon receipt of PCS orders, Tenant and Landlord agree to:
Tenant provides minimum 30 days' notice with orders
Landlord begins marketing property immediately
Tenant allows reasonable showings with 24-hour notice
Landlord makes reasonable effort to minimize vacancy
If new tenant found before termination date, Tenant may vacate early with pro-rated refund
Both parties work cooperatively for smooth transition
Pet Policies for Military Families
Why Pets Matter
60%+ of military families have pets
Strict pet policies limit tenant pool
Well-crafted pet policy balances protection and access
Recommended Pet Policy Components
1. Pet Permission
Types allowed: dogs, cats, other
Number limit: typically 1-2 pets
Size/weight restrictions
Breed restrictions (if any - check local laws)
2. Pet Deposits & Fees
Pet deposit: $200-500 per pet (refundable)
Pet rent: $25-50 per pet per month (non-refundable)
Tenant will pay rent via direct deposit/check/other. Military pay is typically received on the 1st and 15th of each month. Landlord acknowledges military pay schedule and agrees to [3/5]-day grace period for late payments without penalty.
4. Security Deposit
Must Include:
Deposit amount
Deposit holder information
Return timeline
Allowable deductions
Walk-through procedures
Military-Friendly Option:
For PCS-ing service members, security deposit may be paid in two installments: 50% at move-in, 50% within 30 days of occupancy.
5. Utilities & Services
Must Specify:
Which utilities tenant pays
Which utilities landlord pays
Average utility costs (if known)
Trash/recycling arrangements
Lawn care responsibility
Military-Deployment Consideration:
During deployment periods exceeding 60 days, Tenant may arrange for lawn care service at Tenant's expense, or Landlord may provide lawn care at rate of $[amount] per service.
6. Maintenance & Repairs
Must Include:
Landlord maintenance responsibilities
Tenant maintenance responsibilities
Emergency contact information
Repair request procedures
Response time expectations
Military-Friendly Addition:
Tenant may designate a representative (spouse, family member, property manager) to handle maintenance issues during deployment or TDY. Landlord agrees to communicate with designated representative regarding property matters.
7. Property Access
Must Include:
Notice required for entry (typically 24-48 hours)
Emergency entry provisions
Showing procedures for re-letting
Inspection schedules
Military-Considerate:
Landlord acknowledges Tenant's irregular military work schedule and will accommodate showing times where possible, including evenings and weekends.
BAH Acknowledgment
Optional but builds trust:
BAH ACKNOWLEDGMENT
Landlord acknowledges Tenant receives BAH of $[amount] for this area. Monthly rent of $[amount] is [percentage]% of Tenant's BAH. Tenant understands BAH is paid to service member, not directly to landlord. Tenant remains responsible for timely rent payment regardless of BAH payment timing.
During deployment, Tenant must arrange for pet care. Tenant may not leave pet unattended at property for extended periods. Landlord must be notified of pet care arrangements during deployment.