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Scott Air Force Base sits just across the Mississippi River in Belleville, Illinois, but its reach extends well into the greater St. Louis metro. As headquarters for Air Mobility Command and U.S. Transportation Command, Scott brings more than 13,000 personnel through the region, and a meaningful share of those families look at housing on the Missouri side of the river as part of their search.
Military tenants tend to be dependable renters, backed by a steady housing allowance and a level of background vetting most civilian applicants never go through. But leasing to a servicemember comes with one federal law every St. Louis landlord should understand before it becomes a surprise: the Servicemembers Civil Relief Act.
Key Takeaways
The Servicemembers Civil Relief Act (SCRA) allows active duty tenants to terminate a lease early when they receive PCS orders or deployment orders of 90 days or more.
SCRA protection applies automatically, whether or not the lease includes a written military clause.
Landlords cannot charge early termination fees or penalties when a tenant properly invokes SCRA rights.
A valid SCRA termination takes effect 30 days after the next rent due date following written notice, not the day the notice is delivered.
Scott AFB's Housing Management Office assists both incoming families and area landlords with lease and relocation questions.
Why Scott AFB Relocations Matter for St. Louis Landlords
Scott AFB's mission brings a constant flow of PCS moves through the region every year, and while many of those families settle in the Illinois suburbs closer to the base, plenty look at St. Louis city and county, St. Charles, and the surrounding Missouri communities as well, especially personnel who work downtown or have a spouse commuting into the city for work. That demand adds a reliable, well-qualified segment of renters to the local market.
Understanding how PCS orders and deployments interact with a standard lease helps owners take advantage of that demand with a lot less risk. Our property management services are built to help owners navigate exactly this kind of tenant base with confidence.
Understanding the Servicemembers Civil Relief Act
The Servicemembers Civil Relief Act, codified at 50 U.S.C. § 3955, gives active duty tenants the right to terminate a residential lease early under specific circumstances. It's federal law, so it applies to every lease in the St. Louis area regardless of what the rental agreement says, and it exists because military orders don't wait for a lease term to run out.
When a Tenant Can Terminate a Lease Early
A tenant can invoke SCRA protection if they enter active duty after signing the lease, receive permanent change of station (PCS) orders, or receive deployment orders lasting 90 days or longer. To use this right, the tenant delivers written notice of termination along with a copy of their military orders, whether that's an official order or a signed letter from their commanding officer. Once delivered, the lease terminates 30 days after the next date rent is due, not the day the notice arrives. If rent is due on the first of the month and a tenant delivers notice on the 10th, the lease would terminate 30 days after the following first of the month.
What Landlords Cannot Do
This is where owners run into avoidable trouble. You cannot charge an early termination fee, withhold the security deposit specifically because the lease ended early under SCRA, or refuse the termination because the lease never included a written military clause. The protection exists independently of the paperwork. You're entitled to unpaid rent through the termination date and to the cost of repairing damage beyond normal wear and tear, but that's the extent of what can be collected.
Handling Notice and Move-Out the Right Way
When an SCRA termination notice comes in, the smoothest path is to treat it like any other properly noticed move-out: schedule a walkthrough, document the unit's condition, and process the security deposit on Missouri's standard timeline rather than trying to hold it as leverage. Refusing to acknowledge a valid SCRA notice or attempting to enforce the remaining lease term against a departing servicemember can expose an owner to real legal risk, since SCRA violations can be pursued through civil suit and, in some cases, federal enforcement action.
Scott AFB's Housing Management Office works with both incoming families and off-base landlords on housing and lease questions, and keeping a documented process ready for these notices, what paperwork to request, how to calculate the termination date, and how quickly to return the deposit, saves a lot of back and forth when orders come through with little warning, which they often do.
Building Lease Terms That Work With Military Life
None of this means military tenants are a risk to avoid. It means the lease and the budget behind it should account for the possibility of an early, legally protected termination. A few practical steps make a real difference:
Include a military clause in the lease anyway. It won't expand or limit SCRA rights, but it sets clear expectations for both sides from day one.
Keep a modest vacancy reserve for properties rented primarily to Scott AFB personnel, since PCS timing is often outside anyone's control.
Price rent competitively against current BAH rates for the tenant's rank and dependent status, since BAH figures update annually and are easy to check before setting a rate.
If you'd like a second set of eyes on how your current lease terms and tenant screening process hold up for a military tenant base, our team is glad to walk through it with you.
FAQ
Does the SCRA apply even if my lease doesn't mention military tenants?
Yes. SCRA protections apply automatically to any qualifying servicemember, regardless of whether the lease includes a written military clause.
Can I charge a fee if a Scott AFB tenant terminates their lease early under the SCRA?
No. Early termination fees and penalties aren't allowed when a tenant properly invokes SCRA rights with valid notice and orders.
How much notice does a tenant have to give before their lease ends?
The lease terminates 30 days after the next rent due date following delivery of written notice and a copy of the tenant's military orders, not immediately upon delivery.
What can I still collect from a tenant who terminates under the SCRA?
Rent owed through the termination date and the cost of repairing damage beyond normal wear and tear, but nothing beyond that.
Turning Military Relocations Into Reliable St. Louis Rentals
Scott AFB's steady flow of PCS moves gives St. Louis landlords access to some of the most dependable tenants in the local market, as long as the legal side is handled correctly from the start. Understanding when the SCRA applies, what it requires, and what it doesn't allow protects both your property and your standing as a landlord.
If you'd like help managing a property with military tenants or want a second opinion on a lease that's already in place, reach out to our team to talk through your options. You can also review more on lease terms and turnover expectations in our owner resources.