What If My PCS Orders Change After I'm Under Contract on a Pensacola Home?

Call me and your lender right away, and have your contract handy. What happens next depends on your contract, where you are in the timeline, and whether you're buying, selling or both. The sooner we know, the more choices you usually have.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. I'm not affiliated with the U.S. military, the VA or any base. For legal questions about your contract, a real estate attorney is the right person to ask.

1. Call me. We look at your contract and your dates together.
2. Call your lender. They need to know about any change to your plans or your income.
3. Get the change in writing. Know exactly what changed: the report date, the location, or both.
4. Don't make new financial moves until you've talked with your lender.
5. Keep your deadlines in view. Contract dates keep running while you decide.

Your contract does. Where you are in the timeline matters too, for example whether the inspection period has ended. Your earnest money is held by the closing agent, and what happens to it depends on your contract, so ask before you decide anything.

Sometimes buying still makes sense. Some families keep the home and rent it out, which has tax and loan questions for a CPA and your lender. My post on buying on a short tour walks through that decision.

Then both contracts matter, and both timelines. If your orders now send you somewhere else, your sale may still go ahead on its own schedule. My post on selling your house when you get PCS orders covers the selling side.

Then we work on the dates. A closing date can sometimes be changed by agreement with the other side, and your lender needs to confirm it works for your loan. If you're buying new construction, the builder's contract sets the rules. My post on new build delays and PCS moves covers that case.

• Waiting to say anything. Deadlines keep running.
• Assuming you can cancel. Your options depend on your contract.
• Forgetting the lender. A change in plans can affect your loan.
• Deciding before reading the contract. Know your terms first.
• Going quiet with the other side. Clear, early communication keeps more options open.

Here's an example of how I lay out the steps. It shows the process, and it isn't a real client's story.

• The call. What changed, and when you found out.
• The contract. We review your dates, deadlines and terms together.
• Your lender. Brought in the same day.
• The options. Laid out side by side, with an attorney for any legal questions.
• Your decision. You choose the path.
• Follow-through. I handle the communication with the other side.

What should I do first if my orders change while I'm under contract?

Call me and your lender right away, and have your contract handy. The sooner we know, the more choices you usually have.

Can I cancel a home purchase if my orders change?

It depends on your contract and where you are in the timeline. For legal questions, talk with a real estate attorney.

What happens to my earnest money?

It's held by the closing agent, and what happens to it depends on your contract. Ask before you make any decision.

What if my report date just moves?

Then we work on the dates. A closing date can sometimes be changed by agreement with the other side.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. Let's talk about your goals and your timeline. We'll take it one step at a time.

See my page for military and VA buyers, or schedule a time to talk with Vivian, by phone or video.

This is general information, not legal advice. The terms of your purchase are set by your contract.