Owning rental property in Virginia comes with legal responsibilities that every landlord should understand. The Virginia Residential Landlord and Tenant Act (VRLTA) governs most rental relationships and outlines the rights and duties of both landlords and tenants.

Understanding these rules helps landlords avoid disputes, protect their properties, and stay compliant with state law.

Security Deposit Limits

Virginia law limits the amount a landlord can charge for a security deposit.

The maximum security deposit is two months’ rent.

Landlords must also follow specific rules for handling deposits, including:

• Providing written notice of deductions
• Returning the remaining deposit within 45 days after the tenant moves out
• Allowing tenants to be present for move-out inspections if requested

If deductions are taken, landlords must provide an itemized list explaining the charges.

Required Property Maintenance

Virginia landlords are legally required to maintain rental properties in a safe and habitable condition.

This generally includes:

• Maintaining structural components such as roofs and walls
• Keeping plumbing, electrical, and HVAC systems in working order
• Providing hot and cold running water
• Ensuring proper heating
• Addressing health and safety issues such as mold or pest infestations

Tenants also have responsibilities to keep the property clean and avoid causing damage.

Entry Notice Requirements

Landlords cannot enter a rental property at any time without notice except in emergencies.

In Virginia, landlords must generally provide at least 24 hours’ notice before entering a unit for reasons such as:

• Repairs or maintenance
• Property inspections
• Showing the property to prospective tenants or buyers

Emergency situations, such as major leaks or fire risks, allow immediate entry.

Lease Agreements

Virginia does not require leases to be written, but written leases are strongly recommended and widely used.

A lease agreement should clearly outline:

• Rent amount and payment due date
• Security deposit terms
• Lease duration
• Maintenance responsibilities
• Pet policies
• Rules and expectations for the property

A detailed lease helps prevent misunderstandings during the tenancy.

Rent Payments and Late Fees

Virginia law regulates how landlords can charge late fees.

Late fees cannot exceed 10 percent of the unpaid rent.

Landlords may also charge reasonable fees for returned checks, but those fees must comply with state guidelines.

Clearly outlining payment policies in the lease helps avoid confusion.

Eviction Procedures

Landlords cannot remove tenants or change locks without following the legal eviction process.

If rent is not paid, landlords typically begin with a 5-Day Pay or Quit Notice, giving the tenant an opportunity to pay the overdue rent.

If the issue is not resolved, the landlord may file for eviction through the court system. Only a court order allows a tenant to be legally removed from the property.

Required Disclosures

Virginia landlords must provide certain disclosures to tenants before or during the lease.

Common disclosures include:

• Lead-based paint disclosure for properties built before 1978
• Disclosure if the property is located in a military air installation noise zone
• Notice if the property is in a flood hazard area (in some cases)
• Information about the property manager or authorized agent

These disclosures help ensure tenants are aware of important property conditions.

Handling Abandoned Property

If a tenant leaves belongings behind after moving out or being evicted, Virginia law outlines how those items must be handled.

Landlords must typically store the items for at least 24 hours after eviction before disposing of them. In many cases, tenants may also be charged reasonable storage costs.

Clear documentation and communication are important when dealing with abandoned property.

Key Takeaways

Virginia landlord laws are designed to balance the rights of property owners and tenants. Understanding security deposit rules, maintenance obligations, entry requirements, and eviction procedures helps landlords operate rental properties legally and avoid costly disputes.