Quick Answer
A Virginia landlord can usually have an unauthorized or inoperable vehicle towed from a lot the landlord owns and maintains, but only by following the lease, the posted signage, and your locality’s towing ordinance. For multifamily lots, state law adds a specific rule: before towing a resident’s vehicle for an expired registration or inspection sticker, the tow operator must post a notice on the vehicle and wait 48 hours. Never tow first and sort out the paperwork later.
Why Vehicles Become a Landlord Problem
Parking disputes rarely start as legal questions. They start as a dead sedan with flat tires in the corner of a driveway, a trailer that has not moved since spring, or a visitor’s truck that blocks the only turnaround. For a Richmond-area landlord, each of these creates real risk: fire lanes get blocked, neighbors complain, lawn crews cannot reach the yard, and a vehicle that looks abandoned may belong to a tenant who simply has a repair on hold.
The challenge is that a vehicle is the tenant’s property, even when it is parked on your land. Move it the wrong way and you may owe the owner for towing, storage, and any damage. That is why the process matters more than the instinct to “just get it out of here.”
Three Different Situations, Three Different Playbooks
Before you act, sort the vehicle into one of these categories. The right step depends on who owns the car and where it sits.
| Situation | Who it belongs to | Usual first step |
|---|---|---|
| Tenant’s own vehicle that is inoperable, unregistered, or expired | A tenant on the lease | Written lease notice, then follow the 48-hour posting rule if towing from a multifamily lot |
| Guest or visitor vehicle parked too long or in the wrong place | A visitor of a tenant | Ask the tenant to move it, citing the guest parking clause |
| Vehicle that no one claims, on a lot you control | Unknown | Document it, check with the tenants, contact local law enforcement or your towing partner under local rules |
What Virginia Law Says About Towing From Private Property
Virginia Code § 46.2-1232 lets localities adopt ordinances that regulate the removal of trespassing vehicles from private property when it is done by, or at the direction of, the owner, operator, lessee, or authorized agent. Two points matter for landlords.
- Your locality may add requirements. The statute lets a city or county require tow operators to keep photos documenting why a vehicle was removed, to post maximum fees and complaint contacts, and in some cases to obtain written authorization from the property owner or agent when the tow happens during business hours. Whether a given requirement applies depends on whether the local government adopted it.
- Multifamily lots have a built-in notice rule. For lots owned and maintained by the landlord, the statute describes a 48-hour notice process before a resident’s vehicle can be towed for an expired registration or inspection sticker. The operator must post a written notice on the vehicle showing the date, stating that it will be towed after 48 hours, and send a copy to the landlord. If the operator skips the notice or does not wait the full 48 hours, the operator must reimburse the resident for towing, storage, and safekeeping charges and may face a civil penalty of up to $100.
The statute carves out condominiums, homeowner association lots, cooperatives, and similar arrangements from that residential rule, and a vehicle counts as a “resident’s vehicle” only when it is tied to the resident through a landlord-recognized permit or registry and complies with the lease. Because the details are specific, treat this article as a map, not legal advice, and confirm the current text and your local ordinance before you act.
Start With the Lease, Not the Tow Truck
A well-drafted parking clause saves more trouble than any towing procedure. Strong leases for Richmond, Henrico, and Chesterfield rentals tend to spell out the following:
- How many vehicles are allowed and where they may be parked.
- Registration and condition standards, such as current registration and a working vehicle, so an expired or inoperable car is a clear lease violation.
- Prohibited activity, such as major repairs or oil changes on the property.
- Guest parking rules and any time limits.
- Towing authority, stating that the landlord may have non-compliant vehicles removed at the owner’s expense, subject to applicable law.
- Special vehicles, such as trailers, boats, and commercial trucks.
If your current lease is silent, you cannot rewrite it mid-term, but you can fix it at renewal. Our guide to documenting and enforcing lease violations walks through how to build a paper trail that holds up if a dispute arises.
A Step-by-Step Process for an Inoperable or Expired Vehicle
Step 1: Document before you do anything
Take dated photos of the vehicle from several angles, including the license plate, tires, and any visible expiration decal. Note the exact parking location and how it affects access. If the car is blocking something, photograph that too.
Step 2: Identify the owner
Check your tenant files for registered vehicles and any parking permits you issued. A simple, polite message to the tenant often solves the problem within a day.
Step 3: Send written notice under the lease
Cite the specific clause, describe the problem, and give a reasonable deadline to fix it. Keep a copy. If the lease allows a cure period, honor it.
Step 4: Coordinate with a reputable tow operator
Use an operator who understands the 48-hour posting requirement and your local rules. Confirm in writing who is authorizing the tow, and make sure the lot is properly signed where your locality requires it.
Step 5: Keep records of everything
Save the photos, the notices, the authorization, and the tow operator’s invoice. If a tenant later disputes the tow, this file is your defense.
Common Mistakes That Cost Landlords Money
- Towing a vehicle from a lot you do not control. Shared lots, condo lots, and HOA lots follow different rules than a landlord-owned lot.
- Skipping the notice period. The 48-hour rule is not a technicality. Skipping it can leave the operator, and potentially you, answering for the tenant’s charges.
- Treating an apparently abandoned vehicle as an abandoned tenancy. A parked car is not proof the tenant has left. Abandonment of the unit is governed separately by § 55.1-1249, which has its own notice steps.
- Selective enforcement. If you tow one tenant’s car and ignore the same violation on another’s, you invite complaints that you are singling someone out. Enforce the rule consistently, and keep the notes to prove it.
- Letting small problems linger. A single dead car becomes three when other tenants see there are no consequences.
What About Guest and Visitor Vehicles?
Guest parking is usually best handled with a lease clause and a friendly request. Many Richmond neighborhoods rely on street parking, so the practical question is often whether visitors are blocking driveways, mailboxes, or fire access. If a guest vehicle sits in a spot reserved for another unit, speak with the host tenant first. Reserve towing for repeated or safety-related problems, and always follow your posted signage and local ordinance.
Safety and Liability Considerations
An old vehicle that leaks fluids can damage pavement and raise environmental concerns. A car parked against a structure creates a fire exposure. A vehicle on blocks in a yard is an invitation for injuries. When the vehicle poses an immediate hazard, document it, notify the tenant in writing, and escalate to the appropriate local authority instead of acting alone. Your landlord insurance carrier may also have views on hazards at the property, so keep them informed of anything unusual.
Frequently Asked Questions
Can I tow a tenant’s car without any warning?
For multifamily lots, state law describes a 48-hour posted notice when the reason is an expired registration or inspection sticker. Even where that rule does not apply, your lease and local ordinance may require notice or signage. Towing without warning is the fastest way to create a dispute.
Does the 48-hour rule apply to single-family rentals?
The residential notice rule in the statute is written for multifamily dwellings and lots the landlord owns and maintains. A single-family rental with a private driveway is a different setting, and your lease and local rules will matter more. When in doubt, send written notice and allow time to cure.
Who pays for the tow?
The vehicle owner is typically responsible when the tow was lawful and the lease supports it. If the operator skips required notice, the statute makes the operator responsible for reimbursing the resident.
What if I cannot tell who owns the vehicle?
Check tenant files, parking permits, and neighbors. If no one claims it, document it thoroughly and contact your local law enforcement office or your towing partner to learn the correct local process before acting.
Can I charge a tenant for oil stains or damage from a vehicle?
You may be able to treat real damage as a charge against the security deposit, subject to the normal rules on itemization and wear and tear. Photograph the area at move-in and move-out so the comparison is clear.
Should my lease mention towing?
Yes. A clear towing and parking clause supports enforcement and sets expectations. Have it reviewed by an attorney so it fits current Virginia law.
Talk to Mission Realty
Parking rules, lease clauses, and enforcement steps are easier when a local team handles them for you. Mission Realty Property Management writes and enforces leases across Richmond, Henrico, Chesterfield, and the surrounding counties. Learn more about our property management services, visit our owner resources, or contact us to talk through a vehicle or lease issue at your property. This article is general information, not legal advice.
