Virginia landlords: Key laws, lease tips & rental strategies

If you own or manage rental property in Virginia, you need to know the rules that keep you on the right side of the law. From how much you can raise rent to what a month‑to‑month lease looks like, this guide breaks down the must‑know points in plain English.

Month‑to‑month leases in Virginia

A month‑to‑month lease gives both you and the tenant flexibility, but it still follows Virginia’s landlord‑tenant code. You must give a written notice of at least 30 days before ending the tenancy or changing the rent. Make sure the notice includes the new rent amount, the date it starts, and a clear way for the tenant to respond. Using a simple template that lists these details can save headaches later.

When you draft the lease, include clauses about property access, maintenance responsibilities, and any rules about pets or smoking. Even though the agreement is short‑term, a solid written contract protects you if a dispute pops up.

How much can you raise rent?

Virginia doesn’t have statewide rent control, so you can generally raise rent by any amount once the lease ends. However, sudden huge spikes can trigger tenant complaints or even legal action if they can prove the increase is retaliatory. A good practice is to limit raises to 5‑10% per year and tie them to market data or inflation. That keeps your units competitive without alienating good tenants.

If you’re dealing with a rent‑controlled locality—like certain areas of Arlington—you’ll need to follow local caps. Always check the city’s housing authority website before issuing a notice.

Another tip: give tenants a written breakdown of why the rent is going up. Listing increased property taxes, insurance, or maintenance costs shows transparency and can make the increase easier to swallow.

What you can’t do as a Virginia landlord matters just as much as what you can. Illegal actions include entering the rental unit without proper notice (usually 24‑hour notice is required unless there’s an emergency), shutting off utilities to force a move, or evicting a tenant for exercising their legal rights.

If you need to enter for repairs, send a polite email or note stating the date, time, and purpose. Keep a copy for your records—if a tenant ever claims you trespassed, you’ll have proof.

Evictions must follow the proper legal process. Start with a written notice that gives the tenant time to fix the issue (often 5 days for nonpayment, 30 days for a breach). If the problem isn’t resolved, file a complaint in the local General District Court. Skipping steps can backfire and cost you more in court fees.

Finally, stay organized. Use a property‑management software or a simple spreadsheet to track rent payments, maintenance requests, and lease dates. When everything’s in one place, you’ll spot upcoming lease expirations, rent‑increase windows, and any compliance gaps early.

Being a Virginia landlord doesn’t have to be a nightmare. By keeping up with the basic legal requirements, communicating clearly, and using simple tools, you protect your investment and build better relationships with your tenants.