Virginia Landlord-Tenant Law 2026: The Plain-English Guide
Virginia's Residential Landlord and Tenant Act (VRLTA) is detailed and balanced — a 2-month deposit cap, 5-day pay-or-quit notices, and a statutory 24-hour entry rule. It's more procedural than some Southern states, but predictable. Here's the plain-English version.
Security deposits
- Cap: 2 months' rent — no more, even if the tenant offers.
- Return within 45 days of move-out, with a written itemized list of deductions.
- Penalty: bad-faith withholding = the tenant can recover the deposit plus damages and attorney's fees.
Use our Security Deposit Deadline Finder and deductions guide.
Rent rules
- No rent control — prohibited statewide.
- Late fees must be in the lease and reasonable.
- Raising rent: 30 days' notice for month-to-month tenancies. See how to raise rent legally.
Eviction in Virginia
1. 5-Day Pay or Quit for nonpayment — the tenant has 5 days to pay or leave.
2. 21/30-Day Notice for lease violations — 21 days to cure, or the lease terminates 30 days after notice.
3. File in General District Court — unlawful detainer actions, modest filing fees.
4. Hearing typically within 2–4 weeks.
Uncontested cases usually resolve in 4–6 weeks. Self-help is illegal. Full process: how to evict a tenant.
Repairs and habitability
- The VRLTA's warranty of habitability can't be waived. Landlords must maintain the property fit for habitation and make repairs after written notice.
- Tenant remedies after proper notice and reasonable time (21 days): terminate the lease, recover damages, or (in some cases) repair-and-deduct following strict procedures.
- Retaliation for habitability complaints is prohibited.
Entry rights
- 24 hours' notice required by statute, at reasonable times, for reasonable purposes.
- Emergencies and extended tenant absence are exceptions.
The bottom line
Virginia is procedural but fair: respect the 2-month deposit cap, serve the right notice (5-day for rent, 21/30 for violations), give 24 hours before entry, and respond to written repair notices. Follow the steps and the system works smoothly.
This is general information, not legal advice. Consult a Virginia landlord-tenant attorney for specific situations.