How to help military buyers from afar
Military buyers purchasing from afar need agents who can flag property concerns, explain VA financing and prepare early for remote closing.
Active-duty service members may have to choose a home without stepping inside. Permanent change of station orders, deployments and reporting deadlines can leave them relying on video tours and a real estate professional on the ground.
Careful planning is essential, U.S. Navy veteran Neil Brooks wrote in a HousingWire column. Brooks specializes in serving military and veteran families.
Start with the move
Agents should understand the buyer’s report date, housing deadline, family needs and whether closing must happen before arrival, Brooks wrote. A lender experienced with VA loans can help set a realistic budget, explain available benefits and identify potential obstacles early.
The search should reflect the buyer’s priorities, including:
- Commute times and traffic patterns
- Access to medical care and military support services
- Family, pet and accessibility needs
Show what the camera misses
During a live video tour, the agent should be candid about road noise, curb appeal, room flow, worn flooring, signs of water damage and deferred maintenance, Brooks advised.
Knowledge of VA Minimum Property Requirements also can help agents spot conditions that could require repairs or cause delays. Brooks identified peeling paint, damaged windows, missing handrails, roof problems and other safety concerns as potential trouble spots.
Explain the offer
The buyer’s agent should be ready to explain the strength of a VA-backed offer and address misconceptions, Brooks wrote. That includes Tidewater, a process that lets the parties submit additional valuation information before the appraisal is finalized.
It doesn’t guarantee an outcome. But agents may provide comparable sales, property upgrades and market information if an appraiser signals a possible value issue.
Prepare for closing
Under contract, the agent may need to coordinate inspections, repair discussions and remote signing. Depending on the buyer’s location, options could include military legal assistance, a U.S. Embassy or Consulate, a mobile notary or a power of attorney.
“The key is preparation,” Brooks wrote. When the lender, title company, agent and buyer plan before closing, he said, “distance becomes an inconvenience, not an obstacle to homeownership.”
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