Virginia Landlord Laws: Key Rules for Landlords and Tenants

If you rent out a property in Virginia, you need to know the rules that keep things fair. The state has clear limits on what a landlord can and cannot do. Ignoring these rules can lead to lawsuits, fines, or losing a tenant. Below we break down the most important points you should follow right away.

What Landlords Cannot Do

First off, a landlord cannot enter a rental unit without proper notice. Virginia law says you must give at least 24 hours written notice before any non‑emergency visit, and you can only enter during reasonable hours. Emergencies like a burst pipe are the exception, but you still need to act quickly and reasonably.

Second, illegal evictions are a big no‑no. You can’t kick a tenant out just because you want the unit for yourself or a family member. The law requires a written notice, usually 5 days for non‑payment of rent, and a court order if the tenant doesn’t leave after the notice period.

Third, there are limits on rent increases. While Virginia doesn’t have statewide rent control, you cannot raise rent during the term of an active lease. Any increase must wait until the lease ends and you give proper written notice, typically 30 days before the new term begins.

Lastly, discrimination is illegal. The Fair Housing Act and Virginia’s own Fair Housing Law forbid refusing to rent, setting different terms, or harassing a tenant based on race, color, religion, sex, national origin, familial status, or disability.

Common Mistakes to Avoid

Many Virginia landlords forget to provide a written lease that complies with state law. A good lease should detail rent amount, due date, security deposit rules, and maintenance responsibilities. Without a clear contract, disputes become harder to resolve.

Another frequent slip‑up is mishandling security deposits. Virginia requires landlords to return the deposit within 30 days after the tenant moves out, minus any lawful deductions for damage beyond normal wear and tear. If you keep any part of the deposit, you must provide an itemized list of damages and the cost of repairs.

Don’t overlook habitability standards. Landlords must keep the property safe and livable—working heat, water, and electricity, plus proper sanitation. Failure to address repair requests in a timely manner can be deemed a breach of the “implied warranty of habitability,” giving tenants the right to withhold rent or even terminate the lease.

Finally, keep good records. Document every notice you give, every repair you make, and all communication with tenants. If a dispute goes to court, these records become your strongest evidence.

Understanding Virginia’s landlord laws helps you run a smooth rental business and protects you from costly legal trouble. Follow these basics, stay organized, and treat tenants fairly—your rental will thrive, and you’ll avoid unnecessary headaches.