Landlord Rules in Virginia: Renting Out Property (2026)

Reviewed by DocDraft Legal Team · Virginia · Last updated 2026-05-18

If you are renting out a unit in Virginia, the rules that govern you are Virginia rules. The two most-asked questions on every Virginia landlord page are deposit timing (Within 45 days after the termination date; landlord must furnish itemized written notice.) and entry timing (Routine maintenance not requested by tenant: at least 72 hours' notice; non-emergency.). This guide answers those and the rest of the Virginia-specific obligations in order.

Key Considerations

If you let property in Virginia, two threshold compliance points apply before move-in. Registration or licensing status: No statewide landlord registration. An owner managing their own rental property is exempt from real estate licensing requirements. Security-deposit treatment: Two months' periodic rent (statewide cap) Refund window after surrender: Within 45 days after the termination date; landlord must furnish itemized written notice of any deductions

When a Virginia tenancy must be terminated for cause, the statutory eviction process is the only lawful path. Non-payment: 5-day written notice to pay or quit; material breach: 21/30-day cure-or-quit; immediate termination for criminal or willful health/safety acts. Unlawful-detainer suit filed in General District Court of the county or city where the property is located Independent of any eviction posture, fair-housing rules apply throughout the tenancy. The state complaint forum is

The day-to-day rules in a Virginia tenancy revolve around notice. To enter the unit, Routine maintenance not requested by tenant: at least 72 hours' notice; non-emergency entry generally requires notice at reasonable times; no notice required in emergency To end a month-to-month, 30 days' written notice prior to the next rent due date (unless rental agreement provides a different notice period)

Need These Documents?

DocDraft can help you draft them with AI, with licensed attorney review included. Plans from $39.99/mo.

Residential Lease Agreement Rental Application Form Move-In/Move-Out Inspection Checklist

Relevant Documents

Documents a Virginia landlord typically uses include a state-specific residential lease, the state's required disclosure attachments, an entry-notice form keyed to the statute, a deposit-itemization form matching the return deadline, and the pre-suit eviction notice format the state requires.

Landlord's Rules and Regulations

A supplementary document to the lease that outlines specific rules for the property, such as quiet hours, guest policies, and maintenance responsibilities.

Move-In/Move-Out Inspection Checklist

A document that records the condition of the rental property before the tenant moves in and after they move out, which helps determine if any damage occurred during the tenancy.

Notice of Entry Form

A document used by landlords to notify tenants of their intent to enter the rental property, typically required by state law with specific advance notice periods.

Rental Application Form

A form used to collect information about potential tenants, including employment history, income, references, and authorization for background and credit checks.

Residential Lease Agreement

A legally binding contract between a landlord and tenant that outlines the terms and conditions of the rental arrangement, including rent amount, security deposit, lease duration, and other important provisions.

Security Deposit Receipt

A document acknowledging the landlord's receipt of the security deposit, including the amount, date received, and where the deposit will be held.

Relevant Laws

Virginia Residential Landlord and Tenant Act (VRLTA)

This is the primary law governing residential rental relationships in Virginia. It outlines the rights and responsibilities of both landlords and tenants, including security deposit limits (maximum of two months' rent), required disclosures, maintenance obligations, and eviction procedures. Most residential rentals in Virginia are covered by this act.

Virginia Fair Housing Law

Prohibits discrimination in housing based on race, color, religion, national origin, sex, elderliness, familial status, disability, source of funds, sexual orientation, gender identity, or military status. Landlords must understand these protected classes to avoid discriminatory practices when advertising, screening tenants, or managing rental properties.

Virginia Uniform Statewide Building Code

Sets minimum standards for building construction and maintenance that landlords must follow to ensure properties are safe and habitable. This includes requirements for structural elements, electrical systems, plumbing, and fire safety. Rental properties must comply with these codes.

Virginia Rental Application Fee Law

Limits application fees to $50 (excluding third-party screening costs) and requires landlords to provide specific information to applicants, including screening criteria. If an application is rejected, landlords must provide written notice of the reasons within 7 days.

Virginia Security Deposit Law

Requires landlords to return security deposits within 45 days after lease termination, with an itemized list of any deductions. Interest is no longer required on security deposits in Virginia. Landlords must conduct move-in and move-out inspections and provide tenants the opportunity to be present.

Virginia Lead-Based Paint Disclosure Requirements

For properties built before 1978, landlords must disclose known information about lead-based paint hazards before leases take effect. This includes providing tenants with an EPA-approved pamphlet on lead hazards and any known information about lead-based paint in the dwelling.

Virginia Landlord's Right of Access Law

Requires landlords to give at least 24 hours' notice before entering a rental property for non-emergency matters. This law balances the landlord's need to inspect and maintain the property with the tenant's right to privacy and quiet enjoyment.

Regional Variances

Northern Virginia

Fairfax County requires landlords to obtain a rental dwelling license for properties with 4+ units. Single-family homes and condos are exempt from this requirement. The county also has a tenant relocation assistance program that may require payments to displaced tenants in certain circumstances.

Arlington County enforces strict housing code compliance and requires rental properties to undergo regular inspections. Landlords must also provide tenants with information about mold and lead-based paint hazards. The county has additional tenant protections for properties in designated 'Housing Conservation Districts.'

Alexandria has a Landlord-Tenant Relations Board that mediates disputes. The city requires rental property owners to register with the Office of Housing and obtain a business license. Alexandria also has specific ordinances regarding security deposit interest payments that differ from state requirements.

Hampton Roads Region

Virginia Beach has specific regulations for short-term rentals, requiring a conditional use permit in certain zoning districts. The city also has noise ordinances that landlords must ensure tenants comply with, which are stricter than other parts of Virginia.

Norfolk requires rental inspection certificates for properties in designated rental inspection districts. The city has a Rental Housing Inspection Program that may require more frequent inspections than other jurisdictions. Norfolk also has specific flood zone requirements that affect rental properties in coastal areas.

Richmond Metropolitan Area

Richmond has a rental inspection program for certain designated districts where properties must be inspected every 4 years. The city also has a Fair Housing Office that actively investigates discrimination complaints. Richmond requires a business license for rental property owners with more than four rental units.

Henrico County has different zoning requirements that may restrict rental activities in certain residential areas. The county also enforces specific property maintenance codes that may be more stringent than state requirements, particularly regarding exterior maintenance and occupancy limits.

College Towns

Charlottesville has specific ordinances addressing student housing, including occupancy limits (no more than 4 unrelated persons in a dwelling unit). The city also has a landlord-tenant mediation service and requires annual rental property registration and inspection in certain neighborhoods.

Blacksburg, home to Virginia Tech, has strict regulations on the number of unrelated people who can live together (3 unrelated individuals maximum in most residential zones). The town also has specific parking requirements for rental properties and noise ordinances targeting student rentals.

Suggested Compliance Checklist

Check rental-registration and licensing obligations

Before listing days after starting

No statewide landlord registration. An owner managing their own rental property is exempt from real estate licensing requirements.

Set the security deposit within the statutory cap and hold the funds correctly

Before signing days after starting

Two months' periodic rent (statewide cap)

Bundle the mandatory disclosures into the lease packet

At lease signing days after starting

Va. Code § 55.1-1215

Honor the entry-notice rule for every non-emergency visit

Ongoing days after starting

Routine maintenance not requested by tenant: at least 72 hours' notice; non-emergency entry generally requires notice at reasonable times; no notice required in emergency

Use the correct termination notice for any month-to-month tenancy

As needed days after starting

30 days' written notice prior to the next rent due date (unless rental agreement provides a different notice period)

Document: lease-termination-letter

Route any eviction through the required pre-suit notice and court filing

At move-out days after starting

Non-payment: 5-day written notice to pay or quit; material breach: 21/30-day cure-or-quit; immediate termination for criminal or willful health/safety acts. Unlawful-detainer suit filed in General District Court of the county or city where the property is located

Finalize the deposit accounting and refund on the legal deadline

If eviction needed days after starting

Within 45 days after the termination date; landlord must furnish itemized written notice of any deductions

Audit advertising, screening criteria, and adverse decisions for fair-housing exposure