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Receiving Permanent Change of Station (PCS) orders means making important decisions about housing at your new duty station. This guide provides an overview of housing options for military families, comparing on-base and off-base living to help you make the choice that’s right for your situation.
Your decision will depend on factors like your budget, Basic Allowance for Housing (BAH), family needs, and the characteristics of your new installation and local community. For further housing guidance, visit Military OneSource Housing Resources.
On-Base Housing: Life Within the Gates
Choosing to live on-base puts you within the installation’s boundaries, close to work and military amenities. On-base housing falls into two distinct categories with different management structures.
Two Types of On-Base Housing
Government-Owned Housing:
- Owned and managed directly by the Department of Defense through your service branch
- You forfeit your entire BAH in exchange for quarters
- Maintenance handled by base personnel (typically through Directorate of Public Works)
- Less common at many installations today
Privatized Military Housing (PMH):
- Established by Congress in 1996 through the Military Housing Privatization Initiative (MHPI)
- Managed by private companies that build, renovate, and maintain housing communities
- Major companies include Hunt Military Communities, Corvias, Liberty Military Housing, and Balfour Beatty Communities
- You typically use your BAH to pay monthly rent to the private company
- You may be responsible for utilities above a baseline depending on the agreement
The difference between government and privatized housing affects your daily life. Privatized housing operates more like a civilian rental community with dedicated management services, while government housing falls under military chain of command structures.
Eligibility for Family Housing
Core Eligibility Requirements:
- Military personnel authorized BAH with one or more dependents living with them
- Dependents must be verified through DEERS
- Dual military couples usually eligible if assigned to the same installation or with qualifying dependents
Housing Assignment Factors:
- Based on service member’s rank (pay grade) and family size
- Bedroom eligibility based on family composition
- Some installations have rank-segregated neighborhoods, while many privatized communities offer mixed-rank areas
Special Eligibility Categories:
- Single personnel: Junior enlisted (typically E-1 to E-4/E-5) often required to live in barracks/dorms
- Geographic bachelors: May be eligible for unaccompanied housing on space-available basis
- Exceptional Family Member Program (EFMP) enrollees may receive priority for appropriate housing
Contact your gaining installation’s Military Housing Office (MHO) early in the PCS process to verify your eligibility status.
The Application Process
Starting Points:
- Contact the Military Housing Office (MHO) or Navy Housing Service Center (HSC) at your gaining installation
- Find contact information through MilitaryINSTALLATIONS directory
- Service-specific housing websites:
Application Methods:
- Apply in person at MHO/HSC or submit via email/fax
- Some services offer online tools like Housing Early Assistance Tool (HEAT)
- HEAT does not automatically place you on a waitlist
Required Documents:
- Application for Assignment to Housing (DD Form 1746)
- Sex Offender Policy Acknowledgement & Disclosure Form
- Copy of PCS Orders (stamped detachment date crucial for waitlist priority)
- Dependency verification documents
- Current Leave and Earnings Statement (sometimes required)
- Service-specific forms
- Proof of pregnancy (if applicable for bedroom eligibility)
- Power of Attorney if spouse is applying on behalf of deployed service member
Timing and Waitlists:
- Submit application as soon as you have PCS orders
- A complete application establishes your control date for waitlist purposes
- Waitlist position determined by control date and priority category
- Wait times vary by installation, housing type, and applicant priority
- Being on a waitlist doesn’t guarantee housing upon arrival
- Keep contact information updated with the MHO
Housing Offers:
- Offers made when you reach the top of the waitlist
- Typically made 30-45 days before arrival
- Refusing a suitable home may move you to the bottom of the waitlist
Life On-Base: What to Expect
Amenities and Convenience:
- Short commute to work
- Easy access to Commissary, Exchange (PX/BX), and MWR facilities
- Proximity to fitness centers, pools, libraries, and community clubs
- Many bases have DoDEA schools, Child Development Centers, and medical clinics
- Privatized communities often add neighborhood amenities like community centers and organized resident events
Rules and Regulations:
- Adherence to base regulations for traffic, noise, and security
- Specific rules for pet ownership, lawn maintenance, parking, and trash disposal
- Housing inspections may occur periodically
- Privatized housing residents protected by the Military Housing Privatization Initiative Tenant Bill of Rights
Community Atmosphere:
- Instant community of fellow military families
- Strong social bonds built on shared military lifestyle experiences
- Ready peer support for deployments and PCS moves
- May feel like living in a “bubble” with less diversity and civilian interaction
- Potentially less privacy than off-base living
Off-Base Housing: Life Beyond the Gates
Living off-base means finding a home in the local civilian community surrounding your installation. This option offers greater variety and independence but requires navigating the civilian housing market.
Housing Options
Renting:
- Lease a property (apartment, townhouse, single-family home) from a landlord or property management company
- Requires security deposit and first month’s rent upfront
- Credit checks and income verification typically required
- Programs like the Rental Partnership Program may offer fee waivers
- Renter’s insurance essential to protect personal belongings
Buying:
- Opportunity to build equity and customize your space
- VA Home Loan Guaranty program offers no down payment, no PMI benefits for eligible members
- Requires closing costs, inspections, and appraisals
- Comes with financial risks related to market fluctuations and potential quick sales for PCS moves
- Consult with installation financial counselors before buying
Understanding BAH
Purpose and Calculation:
- BAH helps offset civilian housing costs when government housing isn’t available
- Non-taxable entitlement
- Determined by:
- Geographic duty location (zip code)
- Pay grade (rank)
- Dependency status
Finding Your Rate:
- Check the DoD BAH Calculator
Using BAH:
- Received as part of regular pay when living off-base
- Responsible for using these funds for rent/mortgage and utilities
- Not required to spend the exact amount—can choose properties that cost more or less than your BAH rate
Finding Off-Base Housing
Military Housing Office Support:
- Provides referrals to available rentals
- Offers counseling on neighborhoods and costs
- Reviews lease agreements
- Mediates landlord disputes
- Inspects some rental properties
- Official DoD website connecting service members with community housing
- Listings reviewed by MHO staff
- Searchable by installation, rent, bedrooms, and amenities
- Registration allows saving searches and favorite listings
- Free listing service for landlords
Rental Partnership Program (RPP):
- Available at some installations
- Formal agreements between MHO/HSC and local landlords
- Benefits may include:
- Waived/reduced security deposits and utility connection fees
- Waived application fees
- Potential rent discounts
- Leniency on credit history
- Rent payment via payroll allotment
- MHO property inspections
Other Resources:
- Online real estate platforms (Zillow, Trulia, Realtor.com)
- Local real estate agents (especially for buying)
- Community newspapers and classifieds
- Installation newcomer orientations
Financial Comparison: On-Base vs. Off-Base
A thorough financial analysis is essential when deciding between housing options.
BAH Treatment
On-Base (Government):
- Forfeit entire BAH
- Housing cost effectively zero
- Predictable budget
- Allowance unavailable for other purposes
On-Base (Privatized):
- BAH typically covers monthly rent
- Payment often automated via allotment
- Predictable housing costs
- Allowance consumed by rent
Off-Base (Renting/Buying):
- Receive full BAH in pay
- Responsible for making housing payments
- Flexible—can save difference if housing costs less than BAH
- Must cover difference if costs exceed BAH
- Requires active financial management
Other Cost Factors
Utilities:
- On-Base (Government): Often included
- On-Base (Privatized): Varies—may be included or billed above a baseline
- Off-Base: Resident typically responsible for all utility bills
Commuting:
- On-Base: Minimal or no commute costs
- Off-Base: Costs vary with distance and traffic conditions
- Consider fuel, vehicle maintenance, tolls, and time
Maintenance:
- On-Base: Included and handled by housing office or PMH company
- Off-Base (Renting): Major repairs typically landlord’s responsibility
- Off-Base (Buying): Homeowner responsible for all maintenance and costs
Initial Move-In Costs:
- On-Base: Generally minimal
- Off-Base (Renting): First month’s rent, security deposit, application fees, utility deposits
- Off-Base (Buying): Down payment, closing costs, inspections, moving expenses
Insurance:
- On-Base: Renter’s insurance for personal property (often required)
- Off-Base (Renting): Renter’s insurance essential
- Off-Base (Buying): Homeowner’s insurance required by mortgage lenders
Financial Comparison Table
| Feature | On-Base (Government) | On-Base (Privatized) | Off-Base (Rental) | Off-Base (Purchase) |
|---|---|---|---|---|
| BAH Treatment | BAH Forfeited | BAH Covers Rent (Typically) | BAH Received & Managed | BAH Received & Managed |
| Rent/Mortgage Pymt | None | Covered by BAH (Usually) | Resident Pays | Resident Pays |
| Utilities | Usually Included | Varies (May be Included/Capped) | Resident Pays | Resident Pays |
| Commute Costs | Minimal/None | Minimal/None | Varies (Potentially Significant) | Varies (Potentially Significant) |
| Maintenance Costs | Included | Included | Landlord Responsibility (Major) | Homeowner Responsibility (All) |
| Initial Move-In Costs | Minimal | Minimal (Possible Fees) | Significant (Deposit, Rent) | Very Significant (Closing Costs) |
| Required Insurance | Renter’s (Personal) | Renter’s (Personal) | Renter’s (Personal) | Homeowner’s (Structure/Personal) |
For help with financial comparisons, check the DoD Office of Financial Readiness online calculators and consult with Personal Financial Management Services (PFMS) available at most installations.
Lifestyle and Community Factors
Beyond finances, housing choice shapes your daily life and community experience.
Convenience
On-Base:
- Short commutes eliminate traffic stress
- Easy access to military facilities
- Simplified daily logistics, especially for families with young children
Off-Base:
- Convenience varies by location
- Commute times impact daily schedule
- May offer closer proximity to civilian amenities
Community Connection
On-Base:
- Community of military members and families
- Shared understanding of military life challenges
- Support networks form easily
- Limited interaction with local civilian population
Off-Base:
- Integration into local civilian community
- More diverse neighborhoods
- Clearer separation between work and home life
- Building connections may require more effort
Rules and Independence
On-Base:
- More structured environment
- Base-wide regulations and housing rules
- Less personalization of homes
- Potentially reduced privacy
- 24-hour security patrols
Off-Base:
- Local laws and lease/HOA terms apply
- Greater freedom for personalization
- More autonomy in daily life
- Greater sense of privacy
Family Considerations
Schools:
- On-Base: DoDEA schools or designated local schools, with proximity benefits
- Off-Base: Wider range of school options, ability to choose neighborhoods based on school quality
Spouse Employment:
- On-Base: Potentially less convenient for civilian employment
- Off-Base: Can strategically locate near spouse’s workplace
Childcare:
- On-Base: Access to Child Development Centers and School Age Care, often with waiting lists
- Off-Base: Full range of civilian options, potentially with Military Child Care in Your Neighborhood (MCCYN) assistance
Housing Quality and Maintenance
Physical condition and maintenance responsiveness vary across housing options.
On-Base Housing Quality
Government-Owned:
- Quality varies widely
- Some units older with deferred maintenance
- Maintenance by base personnel, responsiveness varies
Privatized (PMH):
- Often newer or renovated compared to government housing
- Modern floor plans and amenities
- Quality varies between communities and partners
- Maintenance through company systems
- Tenant Bill of Rights provides protections
- Size allocated based on rank and family composition
Off-Base Housing Quality
Rentals:
- Immense variety in property types, sizes, and conditions
- Quality depends on specific property and landlord
- Limited by what BAH can afford
Purchases:
- Most control over quality and features
- Can select to standards or renovate as needed
- Full responsibility for maintaining quality
Maintenance Comparison
On-Base:
- Centralized maintenance request systems
- No direct cost for standard repairs
- Responsiveness varies
- Formal dispute resolution available
Off-Base (Renting):
- Dependent on landlord responsiveness
- Lease specifies responsibility division
- MHO can assist with mediation
Off-Base (Buying):
- Complete control over maintenance
- Full financial responsibility
- Requires preparedness for unexpected costs
Weighing Your Options
Advantages of On-Base Living
- Unbeatable convenience and proximity to base facilities
- Built-in military community and support network
- Predictable housing costs with simplified budgeting
- Included maintenance with no direct costs
- Installation security benefits
Disadvantages of On-Base Living
- BAH fully consumed with no savings potential
- Limited housing choice and neighborhood options
- Variable housing quality and size
- Base regulations restrict personalization
- Potential waitlists for housing
- Possible maintenance responsiveness issues
- Limited interaction with civilian community
- Potentially less convenient for spouse employment
Advantages of Off-Base Living
- Flexibility in using BAH, with potential savings
- Greater variety in housing types and locations
- Opportunity to integrate with local community
- More freedom in personalizing home and lifestyle
- Potential to build equity through homeownership
- Better access to specific schools or spouse employment
- More privacy and autonomy
Disadvantages of Off-Base Living
- Effort required to find suitable housing
- Potential for long, expensive commutes
- Budget variability with fluctuating utility costs
- Maintenance depends on landlord or falls to homeowner
- Significant upfront costs for deposits or purchase
- Possible disconnection from military community
- Potential landlord disputes when renting
- Financial risks with homeownership
Key Trade-Offs
| Factor | On-Base | Off-Base |
|---|---|---|
| Cost Predictability | Generally High/Predictable | Variable/Requires Budgeting |
| Financial Flexibility (BAH) | Low (BAH Consumed/Forfeited) | High (BAH Received/Managed) |
| Commute/Convenience | High (Proximity to Base) | Variable (Depends on Location) |
| Community Feel | Military-Focused/Supportive | Civilian Integration/Diverse |
| Housing Choice | Limited (Based on Eligibility) | High (Full Market Available) |
| Autonomy/Rules | Lower (Base/Housing Rules) | Higher (Local Laws/Lease/HOA) |
| Maintenance Responsibility | Low (Included) | Variable (Landlord or Homeowner) |
| School Choice | Limited (Assigned) | High (Wider Options) |
| Spouse Job Access | Potentially Lower | Potentially Higher |
Making Your Decision
The “best” housing choice depends on your family’s unique circumstances and priorities.
Personal Considerations
- Family Size and Composition: Space needs, EFMP requirements, and accommodation needs
- Financial Goals: Saving from BAH, budget predictability, comfort with unpredictable costs
- Lifestyle Preferences: Community integration, privacy, autonomy, and rule tolerance
- Pets: Consider pet policies and restrictions that may limit your options
Location Factors
- Housing Availability: Current waitlist times and local market conditions
- Cost of Living vs. BAH: Will your BAH cover suitable off-base housing?
- Housing Quality: Research the reputation and condition of on-base options
- Commute Times: Realistic assessment of travel from potential neighborhoods
- School Quality: Compare DoDEA and local public school performance
Long-Term Planning
- Tour Length: Shorter assignments may favor renting or on-base options
- Future Assignments: Consider housing availability at potential future locations
- Retirement Plans: If considering retirement location, homeownership might align with goals
There’s no single “right” answer, only the best fit for your current needs and future goals. Research thoroughly, leverage available resources, and make the choice that will best support your family during your next assignment.
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