Buying or renting a house sight unseen is common for military families. Whether you have short-notice orders, are moving cross-country or across an ocean, are facing a tight housing market, or don’t have the life capacity for a house-hunting trip, sometimes we take the risk of jumping into our new home without actually seeing it first.
While it can solve some problems, buying or renting remotely also increases the risk of scams, unexpected property conditions, and legal problems. Fortunately, there are precautions you can take. Adding extra steps to buying a house or securing a rental can reduce the risk of frustration, disappointment, or even financial loss.
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Protect Yourself from Rental and Listing Scams
First, be aware of how fraudulent house listings and payment scams work. While there are variations in the details, they usually involve someone creating a fake sales or rental listing, often through social media, but sometimes through legitimate housing markets.
These listings rely on photos, videos, and remote transactions to obscure the fact that the "seller" or "landlord" doesn’t actually own the property being offered.
One first step is to work with verified real estate professionals who understand military moves. Real estate agents with military experience can preview properties, confirm ownership, and point out issues that don’t show up in listing photos, such as odors, traffic, parking problems, or the quality of the neighborhood.
Due Diligence When Renting a House or Buying Directly From an Owner
However, not all great houses are listed with a real estate agent. When renting or buying directly from the property owner (For Sale By Owner), do your homework.
- Cross-reference ownership with land and tax records.
- Use an online map tool like Google Maps to view the neighborhood beyond the listing photos.
- Do a reverse image search on the listing photos to see if they show up anywhere else on the internet, and if the other places have matching information such as address and availability.
- Utilize your new home’s military Facebook groups to find a new friend to swing by the property.
Use your military network to see if anyone knows the landlord, particularly if they are supposed to be another service member. You can also use your military network to find someone to put eyes and noses on the property. You likely have a friend of a friend of a friend who lives in the area.
Verify Property Condition
Once you’re satisfied that this is a real property with a real seller or landlord, then you want to check that the property’s condition is as listed, or create safety nets in case it's not.
For Military Rentals
Begin by asking how long the property has been a rental, and whether the seller or landlord currently occupies it. Then ask how long it has been since the owner has actually walked through the property.
Sometimes, a long-distance landlord may not have seen their rental property in years and are surprised when a new buyer or renter finds significant deferred maintenance and repairs are necessary.
For Homebuyers
When buying a home, including inspections in your contract is one of the most important steps to buying a house, including a general inspection and any specialized inspection indicated during the general inspection or by the features of the property.
This might include a pool inspection, a fireplace inspection, or a structural inspection. The more eyes see your property, the more likely they’ll find issues that aren’t apparent in photos or videos. There’s also a chance that an inspector will notice that something feels off about the transaction itself.
Consider hiring a surveyor to verify the property’s boundaries, who might also discover red flags. You can also call the local city or county to verify the ownership information and check about any outstanding information such as building permits.
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Red Flags to Watch for in the Transaction
Keep your eyes open for red flags in the transaction itself. It’s difficult when you’re in a time pinch and feeling the stress of a permanent change of station move, but be willing to pause and look critically when things might seem off.
Be suspicious of low prices, rushed closings, and sellers/landlords who don't want to speak by phone or video. Deals carried out entirely online could be the sign of a fake listing or title fraud.
Protect Yourself in the Home Buying Process
Homebuyers should choose their own title company or closing attorney. Use online rating resources to find someone with an excellent reputation and verify their credentials through the appropriate state or national agencies.
Ask the title company or closing attorney to confirm the title, check for liens, and verify the seller's identity. Purchase the optional owner’s title policy that protects you in the event of title problems in the future. Consider retaining a separate real estate attorney simply to represent you in the process.
Extra Protection When Renting a House Sight Unseen
When renting a house sight unseen, many of the same principles apply. Consider using the base housing office or legal services to review your lease. Make sure you understand and agree to all the listed terms, and that there are protections in case the house is misrepresented.
Cross-reference the landlord with their payment method or use reversible payment methods. For example, if paying via a payment app like Venmo, verify that the Venmo account name aligns with the owner’s name.
Navigating Military Rentals and Buying a Home With Confidence
Buying a house or renting a house sight unseen can make a military move easier, but practical steps lessen the possibility of risk or disappointment. Doing your due diligence can reveal any scams, misrepresentations, or miscommunications before they become actual problems, allowing military families to buy a home or secure a military rental with confidence and protection.
