Owning a rental property in Virginia can be a great investment, but being a landlord comes with more than collecting rent and keeping the property in good shape. You also have to understand the rules governing leases, security deposits, repairs, tenant privacy, rent collection, and evictions.
Virginia's primary set of residential landlord-tenant rules is found in the Virginia Residential Landlord and Tenant Act (VRLTA), although not every rental property or tenancy is necessarily covered in exactly the same way. The Commonwealth also has separate fair-housing requirements and other laws that can affect rental properties.
If you're a Virginia property owner, here are some of the most important rules to keep on your radar.
1. Put the Rental Agreement in Writing
A solid lease is one of your best tools as a landlord. Virginia law allows landlords and tenants to establish terms covering matters such as rent, late charges, lease duration, renewal provisions, and notice requirements, as long as those terms don't violate Virginia law or another applicable rule.
Virginia also requires landlords to offer prospective tenants a written rental agreement containing the terms governing the rental relationship, along with the state's statement of tenant rights and responsibilities. Your lease should clearly spell out practical details such as:
Monthly rent and when it is due
Late-payment charges
Security deposit amount
Who pays which utilities
Maintenance responsibilities
Pet policies
Rules concerning smoking, guests, and parking
Renewal and termination procedures
Required notice periods
It's also important to make sure the lease doesn't attempt to waive rights that Virginia law protects. Certain provisions that attempt to give up tenant rights or improperly limit a landlord's legal liability are prohibited.
Don't overlook fee disclosures
Virginia law requires the first page of a written rental agreement to itemize certain charges, including the security deposit, periodic rent, and applicable one-time charges due before or with the first rental payment.
In other words, don't surprise a tenant with a collection of miscellaneous fees after the lease has already been signed. Spell out the charges clearly from the beginning.
2. Know the Rules for Security Deposits
Security deposits are an area where landlords can easily make an expensive mistake.
In Virginia, a landlord generally cannot require a security deposit greater than two months' periodic rent. At the end of the tenancy, the deposit can be used for specific purposes allowed by law, including unpaid rent, certain tenant-caused damages beyond reasonable wear and tear, and other charges authorized by the rental agreement.
The big deadline to remember is 45 days. Generally, within 45 days after the tenancy ends or the tenant vacates (whichever occurs later) the landlord must provide the tenant with the security-deposit disposition and an itemized written statement of deductions, along with any amount that is owed back to the tenant.
There are additional rules when damage exceeds the deposit and a third-party contractor is needed, so keep good records of inspections, photographs, invoices, and repair costs.
A good practice is to conduct a thorough move-in inspection and document the property's condition before the tenant settles in. Virginia also has specific requirements concerning move-in inspection reports and disclosure of visible mold.
3. Keep the Property Safe and Habitable
A landlord's responsibilities don't end when the keys are handed over.
Virginia law requires landlords to comply with applicable health and safety codes, make necessary repairs, and maintain the property in a fit and habitable condition. Landlords must also keep shared common areas clean and structurally safe and maintain supplied electrical, plumbing, sanitary, heating, ventilation, air-conditioning, and other facilities and appliances in good and safe working order.
Virginia law also addresses moisture and mold. Landlords have obligations to prevent moisture accumulation, respond to certain tenant notices, and remediate visible mold under specified circumstances.
For property owners, the practical takeaway is to promptly respond to maintenance issues and document what you do.
If a tenant reports a serious problem, don't assume it will disappear on its own. A written maintenance request, work order, contractor invoice, and completion date can become valuable documentation if a dispute arises later.
4. Respect Your Tenant's Right to Privacy
You own the property, but that doesn't mean you can walk into a tenant's home whenever you want.
Virginia law generally requires the tenant not to unreasonably withhold consent for a landlord to enter for legitimate purposes such as inspections, repairs, improvements, services, or showing the property to prospective purchasers or tenants. Except in emergencies or when impractical, the landlord must provide notice and enter at reasonable times.
For routine maintenance that the tenant did not request, Virginia generally requires at least 72 hours' notice, unless providing that notice is impractical. An emergency is different, because a landlord may enter without the tenant's consent when necessary.
The safest approach? Give proper notice, explain why you're entering, keep records of the notice, and avoid unnecessary or repeated entries.
5. Follow Fair-Housing Rules
Virginia's Fair Housing Law prohibits housing discrimination based on protected characteristics including race, color, religion, national origin, sex, age, source of funds, familial status, sexual orientation, gender identity, military status, and disability.
Discrimination rules can apply to much more than the decision to rent. They can also affect rental terms, conditions, services, advertising, and how applicants or tenants are treated.
For example, your advertising should not suggest that you prefer or exclude particular types of people. And if a tenant or applicant with a disability requests a reasonable accommodation, Virginia law provides protections concerning reasonable accommodations and the interactive process.
A good rule for owners is to create consistent written screening criteria and apply those criteria consistently to every applicant.
6. Understand Rent Collection and Nonpayment Notices
When a tenant doesn't pay rent, it's tempting to change the locks or remove the tenant immediately, but Virginia has a legal process for terminating a tenancy and obtaining possession of a property. Under the current residential rules, when rent is unpaid, a landlord generally must provide written notice giving the tenant 14 days to pay before terminating the rental agreement for nonpayment.
There are additional rules for landlords who own more than four rental dwelling units, including circumstances in which a payment plan must be offered when the amount owed falls within specified limits.
The details matter, so use the correct notice for the situation and make sure it is properly served.
If the tenant doesn't comply, the landlord can pursue possession through the legal process, including an unlawful-detainer action where appropriate.
Never rely on "self-help" eviction
A landlord generally should not take matters into their own hands by locking out a tenant, shutting off essential services, or removing the tenant's belongings without following the legal process.
If you need to regain possession, use the procedures provided by Virginia law and the courts.
7. Know the Rules for Other Lease Violations
Nonpayment of rent isn't the only reason a tenancy can become problematic.
If a tenant materially violates the rental agreement or certain health-and-safety obligations, Virginia law provides a notice-and-cure process. Generally, the landlord's notice must describe the violation and give the tenant an opportunity to remedy a curable breach before the tenancy terminates.
The exact notice requirements can vary depending on the violation and circumstances. That's why using a generic eviction notice you found online can be risky.
If you're dealing with repeated lease violations, property damage, unauthorized occupants, or another serious breach, make sure you're using the notice required for that particular situation.
8. Pay Attention to Month-to-Month Tenancies
Not every rental relationship has a fixed one-year lease.
For a month-to-month tenancy, Virginia generally requires at least 30 days' written notice before the next rent due date to terminate the tenancy, unless the rental agreement establishes a different notice period. Week-to-week tenancies generally require at least seven days' notice.
There are special rules that can apply to larger multifamily properties, particularly when an owner doesn't renew a large number of month-to-month tenancies within a short period.
The lesson for owners is to read your lease carefully before sending a termination notice. The notice period may depend on both the type of tenancy and the language of the agreement.
9. Give Tenants the Information They're Entitled to Receive
Virginia requires landlords to provide tenants with certain information about who is responsible for managing the property.
At or before the beginning of the tenancy, the landlord or authorized representative must disclose in writing the name and address of the person authorized to manage the property and an owner or other person authorized to act for the owner. This information must be kept current.
There are also specific disclosure requirements for certain properties. For example, properties in designated military air-installation noise or accident-potential zones and properties with known defective drywall.
Depending on the property, additional federal, state, or local disclosure requirements may apply.
10. Be Careful About Retaliation
Suppose a tenant complains about a serious housing-code problem or exercises a legal right. That doesn't mean you can punish the tenant for complaining.
Virginia law restricts retaliatory conduct by landlords in circumstances covered by the statute. The law addresses actions such as certain rent increases, reductions in services, possession actions, and other adverse conduct following protected tenant activity.
The retaliation rules are particularly important because a landlord may have a legitimate reason for taking action that happens to occur after a tenant complaint. Good documentation can help demonstrate that your decision was based on a legitimate, consistently applied reason rather than retaliation.
11. Remember That Tenants Have Responsibilities, Too
Landlord-tenant law isn't one-sided.
Virginia law requires tenants to comply with applicable health and safety requirements, keep their portion of the property clean and safe, properly dispose of waste, maintain plumbing fixtures as appropriate, and promptly notify the landlord about certain problems such as insects and pests.
That means your lease should clearly identify the responsibilities you expect tenants to handle while remaining consistent with the responsibilities that Virginia law places on landlords.
Clear expectations can prevent many disputes before they start.
A Practical Compliance Checklist for Virginia Landlords
If you own rental property in Virginia, consider making this checklist part of your regular management routine:
Use a written, Virginia-compliant rental agreement.
Give tenants the required tenant-rights information.
Clearly itemize rent, deposits, and applicable upfront charges.
Keep the security deposit within the two-month limit.
Document the property's condition at move-in and move-out.
Track the 45-day security-deposit deadline.
Respond promptly to repair and habitability issues.
Give proper notice before entering the property.
Use consistent, documented tenant-screening criteria.
Follow federal and Virginia fair-housing requirements.
Keep required owner and property-manager contact information current.
Use the correct written notice when addressing lease violations or unpaid rent.
Never attempt an unlawful self-help eviction.
Keep copies of leases, notices, inspection reports, photographs, invoices, communications, and payment records.
Final Thoughts for Virginia Property Owners
Being a successful landlord isn't just about finding good tenants and collecting rent on time. It's also about running your rental property in a way that consistently follows the rules.
The good news is that many landlord-tenant problems can be avoided with a few basic habits: use a clear lease, document everything, respond to maintenance issues promptly, communicate in writing, apply your policies consistently, and don't skip the legal process when a tenancy goes wrong.
Virginia's landlord-tenant laws can also change. As of Aug. 31, 2026, the Virginia Code includes several provisions with future effective dates, so owners should check the current version of the law when making decisions about an active tenancy.
For a complicated situation, especially an eviction, significant property damage, discrimination complaint, disputed security deposit, or lease termination, consider speaking with a Virginia attorney familiar with landlord-tenant law.
Disclaimer: This article is for general informational purposes and is not legal advice. The Virginia Attorney General's Office likewise advises that its landlord-tenant information is general information and recommends qualified legal assistance for disputes requiring court involvement.
Interested in learning what professional property management could look like for your rental property? Contact us today to learn more about our services and how we can help you get more from your investment. We work with some of the best landlord-tenant attorneys in our market in order to stay up to date with the latest guidelines. Want to leave the legal work to us? Give us a call. We serve the cities of Richmond and Petersburg, as well as the counties of Hanover, Henrico and Chesterfield.
