Lease terminations and eviction holds
For residential property managers. Civrel handles lease termination processing and eviction protection tracking for military tenants.
Proactive SCRA compliance for your portfolio
Platform capabilities
- Quick single verification
- Tenant batch screening
- Lease termination date calculator
- Prorated rent calculator
- Eviction hold tracking
- State-specific deposit deadline tracking
- Move-out documentation
- Activity reports
The DOJ has increased enforcement against property managers significantly since 2019. The largest SCRA settlement against a property management company was $1.59M for filing false affidavits against 127 servicemembers. In 2025 alone, multiple property management companies faced enforcement actions ranging from $46K to $1.4M.
The typical violation is charging early termination fees or refusing lease terminations when a servicemember receives orders. Property managers who don't have a clear process for handling these requests end up in DOJ crosshairs.
State attorneys general are now enforcing independently too. Washington State's AG brought multiple actions in 2025, separate from any federal cases. Companies face enforcement risk from multiple jurisdictions simultaneously.
Common violation patterns
Illegal Termination Fees
Auto-charging early termination fees to SCRA-protected tenants. Penalties: $46K-$1.4M range.
False Affidavits
Filing false military status affidavits in eviction proceedings. Largest settlement: $1.59M.
Property Seizures
Auctioning servicemembers' belongings without court orders during eviction proceedings.
Consent Decrees
5-year DOJ oversight, quarterly reporting, mandatory training, system audits.
Property managers under DOJ consent orders must implement the following for lease termination, eviction, and deposit return procedures. Civrel handles most of these automatically.
- DMDC verification before any eviction or lease termination denial
- Written SCRA policies and procedures for property management operations
- Staff training within 30 days for new hires, annually for all
- Deposit return deadline tracking and compliance documentation
- Quarterly compliance reporting to DOJ
- Electronic searchable records of all SCRA-covered tenant accounts
Already under a consent decree?
Read our consent decree compliance guideConsent decrees require SCRA training across all properties
We offer half-day SCRA workshops with property management-specific scenarios covering lease terminations, eviction holds, and deposit return requirements.
Learn about trainingFrequently Asked Questions
Can I charge early termination fees to military tenants?
No. Under §3955, servicemembers can terminate a residential lease with 30 days written notice after receiving qualifying military orders. You cannot charge early termination fees, penalties, or any other charges beyond prorated rent through the termination date.
How much notice does a servicemember need to give to terminate a lease?
30 days written notice after receiving qualifying military orders. The termination is effective 30 days after the next rent payment is due. For example: if rent is due on the 1st and notice is delivered on the 15th, termination is effective 30 days after the next 1st (so the 1st of the following month).
What is the SCRA rent threshold for eviction protection?
Under §3951, court approval is required to evict a servicemember or dependent from a rental property if the monthly rent is below the threshold set by the Secretary of Housing and Urban Development. The threshold adjusts annually. For 2024, it was $4,348.50/month.
Do I need a court order to evict a military tenant?
It depends on the rent amount. If monthly rent is below the HUD threshold (adjusted annually), you need court approval under §3951. If above the threshold, standard state eviction procedures apply, but you must still verify military status and file proper affidavits.
When must I return a security deposit under SCRA?
SCRA doesn't change state deposit return deadlines, but §3955 lease terminations are treated as normal lease expirations, not early terminations. Apply your state's standard deposit return timeline from the termination date. Do not withhold deposits for "early termination." That's an SCRA violation.
What qualifies as "military orders" for lease termination?
Under §3955: (1) PCS orders (permanent change of station), (2) Deployment orders for 90+ days, or (3) Orders to move into government quarters. The servicemember must provide a copy of the orders with their termination notice.
Can I charge rent after lease termination date?
No. Once the lease terminates under §3955 (30 days after notice), you cannot charge rent, holdover fees, or any other charges. The servicemember's obligation ends on the termination date. Attempting to collect beyond that date is an SCRA violation.
SCRA compliance for related industries
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