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Each year, about 9,400 Canadian Armed Forces members and their families are required to relocate to a new province or territory, according to the Government of Canada.
Relocating can be a stressful and expensive time for military families, who often have to sell their homes or end their leases quickly, find new housing in a place they may never have even visited before, and then organize, pack up, and move their entire lives with little notice.
Thankfully, working with a REALTOR® who has experience handling military relocations—some REALTORS® even earn the “Military Relocation Professional” designation—can offer a whole host of benefits, and help make the relocation process as quick, smooth, and stress-free as possible.
The challenges of military relocations
Due to the short notice and limited lead time, military relocations present a unique set of challenges for homeowners.
“Low housing inventory can make it incredibly difficult to secure a new home in a short timeframe,” explains Krishan Nathan, REALTOR® and founder of The Krishan Nathan Group in Kingston, Ontario. “With limited options, families might have to compromise on their ideal location, size, or features.”
“The pressure to find a suitable house within a short window is so immense, potentially leading to rushed decisions and added stress,” he adds. “Additionally, the need to get their current home sold quickly means military families might have to accept a lower offer or face the possibility of double payments on mortgages if the sale doesn’t close before the move.”
For those with young children or deep roots in their current community, military relocations can also pose significant emotional challenges.
“The emotional toll of relocating, coupled with the financial strain of moving costs and potential loss on home sales, can be overwhelming,” says Mark Goldade, a REALTOR® with Coldwell Banker Preferred Real Estate in Winnipeg, Manitoba.
“Children must adjust to new schools, and face the challenge of making new friends, and saying goodbye to old ones,” he adds. “Spouses often have to quit their jobs and face the uncertainty of finding meaningful employment at the new location. This disruption can affect their sense of purpose and well-being.”
Image via BGRS
Benefits and support
To help with these challenges, the Canadian Armed Forces’ relocation partner, Brookfield Global Relocation Services (BGRS), has created an online portal where relocating members can access services and support they need. As soon as military members are notified about a relocation, they can create an account on the BGRS website, where they’ll receive personalized assistance with everything from drawing up a budget and creating a to-do list, to arranging for relocation-related travel.
In addition, any member of the Canadian Armed Forces who’s required to relocate to a new posting that’s at least 40 kilometres away from their current one is eligible to receive several benefits through the Canadian Armed Forces Relocation Directive (CAFRD). Intended to help cover the expenses associated with uprooting and moving their homes and families, these benefits include:
- core relocation benefits to cover housing-related costs like REALTOR® commissions and legal fees, early lease termination fees, home appraisals and inspections, and professional cleaning services;
- custom benefits to cover accommodation, meals, transportation, and shipping expenses related to the move;
- housing grants of up to $15,000 to help offset any losses on the sale of a home;
- House Hunting Trip (HHT) assistance to allow the military member and their spouse to take authorized five-day “House Hunting Trips” to their new posting to find housing and coordinate any other details related to their move; and
- Temporary Dual Residence Assistance (TDRA) to cover the cost of owning two properties if they can’t sell their home before they relocate.
Selling your home (and finding a new one)
Of course, for homeowners, the most difficult part of a military relocation is usually the need to sell their existing home and find a new place to live within a very short timeframe.
There are a few ways you can help make this process more efficient on your own. First, find a REALTOR® to help list your current home for sale as early as possible. This can relieve some of the pressure of having to sell your home too quickly, and may help you get a better sale price than what you were expecting.
Plus, set aside as much time as you can to house-hunt in your new community, so you won’t have to take the first place you come across.
“If possible, consider visiting your new location for a few weekend trips,” Nathan advises. “This allows you to explore different neighbourhoods, visit open houses, and get a feel for the area firsthand.”
Working with a REALTOR®
For most military homeowners, the best thing they can usually do to help themselves and their families is to hire a REALTOR® who has extensive first-hand experience working with military relocations.
“Military moves are complex, involving several stages from receiving the posting message to the final move,” Goldade notes. “A seasoned REALTOR® understands the planning stages, including screening for specific postings and ensuring compliance with requirements such as living within a certain radius.”
Nathan couldn’t agree more. “An experienced REALTOR® can be a game-changer for military families facing relocation challenges,” he says. “A REALTOR® can curate efficient house hunting tours that maximize time and minimize wasted effort. They’ll prioritize properties that fit your needs and budget, saving you valuable time.
“A REALTOR® can also connect you with reputable third-party providers, such as professional cleaners, painters, stagers, and trusted lawyers and inspectors, streamlining the process and ensuring a stress-free transaction.”
The BGRS website publishes an up-to-date directory of qualified and experienced REALTORS® across Canada. You can also search for a REALTOR® on REALTOR.ca—the No. 1 real estate platform in Canada—who has earned the “Military Relocation Professional” designation, which indicates they have learned about all the rules, details, and tight timelines associated with a military relocation.
But whether you go through BGRS or find an agent on your own, an experienced REALTOR® can walk you through each stage of the relocation process, answer any questions or concerns you may have, and potentially save you a lot of time and money.
Most importantly, working with a REALTOR® can also take a lot of the stress of planning a relocation off your plate, give you the peace of mind that comes from knowing your move will be handled with care and expertise—and leave you free to focus your time and attention on making sure your family feels at home in their new community as quickly as possible.
