Virginia landlord-tenant law.

Security deposits

Deposit limit. Capped at two months' periodic rent, combined with any move-in fees or insurance premiums the landlord charges before the tenancy starts (Va. Code § 55.1-1226(A), § 55.1-1208(A)(7)).

Getting it back. Landlord must return the deposit balance, with a written itemized list of any deductions, within 45 days after the tenancy ends or the tenant vacates, whichever is later (Va. Code § 55.1-1226(A)).

Late fees and rent

Capped at the lesser of 10 percent of the periodic rent or 10 percent of the tenant's remaining unpaid balance; must be provided for in the written lease (Va. Code § 55.1-1204(E)).

Ending a tenancy

Nonpayment of rent. Landlord must give 14 days' written notice; the tenancy terminates if rent is not paid within that window before an unlawful detainer action can be filed (Va. Code § 55.1-1245(F)). Starting July 1, 2027, landlords with more than 4 rental units must also offer a payment plan for arrears of one month's rent or less before proceeding (§ 55.1-1245(G)).

Month-to-month termination. Either party must give at least 30 days' written notice before the next rent due date to end a month-to-month tenancy, unless the lease sets a different period (Va. Code § 55.1-1253).

Landlord entry

Landlord must give at least 72 hours' notice before entering for routine, unrequested maintenance, except in an emergency, when it is impractical, or when the tenant requested the work; a declared communicable-disease emergency requires 7 days' notice and tenant-consented timing for nonemergency repairs (Va. Code § 55.1-1229).

Required disclosures

• Federal lead based paint disclosure for housing built before 1978 (42 U.S.C. 4852d, 24 CFR Part 35)
• Known mold in the dwelling unit (Va. Code § 55.1-1215)
• Location near a military air installation where noise or safety zones apply (Va. Code § 55.1-1217)
• Known defective drywall in the unit (Va. Code § 55.1-1218)
• Prior use of the property to manufacture methamphetamine (Va. Code § 55.1-1219)
• A written move-in inspection report documenting the unit's condition, offered to the tenant (Va. Code § 55.1-1214)

Lease clauses that do not hold up

• Tenant waiving rights or remedies under the Virginia Residential Landlord and Tenant Act (Va. Code § 55.1-1208(A)(1))
• Confession of judgment clauses (Va. Code § 55.1-1208(A)(3))
• Tenant agreeing to pay the landlord's attorney fees except as the statute otherwise permits, or accepting an exculpatory or liability-limiting clause for the landlord (Va. Code § 55.1-1208(A)(4)-(5))
• Pre-tenancy fees, meaning deposit plus insurance premiums, that exceed two months' rent (Va. Code § 55.1-1208(A)(7))

Notes for landlords

Virginia's small-landlord exemption is gone: the VRLTA in Va. Code Title 55.1, Chapter 12 now applies statewide to essentially every residential landlord, with no carve-out based on the number of units owned. The pay-or-quit notice period for nonpayment is 14 days, not the 5-day period still commonly repeated in older articles, and larger landlords face a new payment-plan requirement starting July 1, 2027.

Sources

• https://law.lis.virginia.gov/vacode/title55.1/chapter12/
• https://law.lis.virginia.gov/vacode/55.1-1201/
• https://law.lis.virginia.gov/vacode/55.1-1204/
• https://law.lis.virginia.gov/vacode/55.1-1208/
• https://law.lis.virginia.gov/vacode/55.1-1214/
• https://law.lis.virginia.gov/vacode/55.1-1215/
• https://law.lis.virginia.gov/vacode/55.1-1217/
• https://law.lis.virginia.gov/vacode/55.1-1218/
• https://law.lis.virginia.gov/vacode/55.1-1219/
• https://law.lis.virginia.gov/vacode/55.1-1226/
• https://law.lis.virginia.gov/vacode/55.1-1229/
• https://law.lis.virginia.gov/vacode/55.1-1245/
• https://law.lis.virginia.gov/vacode/55.1-1253/