Virginia Residential Lease Agreement

Important Information for Virginia Landlords

Virginia Rental Law Highlights

Security Deposits (Va. Code § 55.1-1226)

• Maximum Amount: Two months’ rent (Va. Code § 55.1-1226(A))
• Return Timeline: 45 days after tenant vacates (Va. Code § 55.1-1226(F))
• Itemized Statement: Required if any deductions are made
• Interest Required: No statutory requirement to pay interest
• Move-In Inspection: Landlord must provide written notice of move-in inspection (Va. Code § 55.1-1214)
• Normal Wear and Tear: Cannot deduct for ordinary deterioration
• Penalties: Actual damages plus reasonable attorney’s fees for bad faith withholding (Va. Code § 55.1-1226(F))

Rent and Rent Increases (Va. Code § 55.1-1253)

• Grace Period: No statutory grace period required
• Late Fees: Maximum 10% of rent or $10, whichever is greater, cannot charge until 5 days after due date (Va. Code § 55.1-1204(C))
• NSF Fee: Maximum $50 (Va. Code § 55.1-1204(D))
• Rent Increase Notice: 30 days for month-to-month tenancies (Va. Code § 55.1-1253)
• Fixed Term: Cannot increase rent during lease term unless specified
• No Rent Control: Virginia does not have rent control laws

Required Disclosures (Va. Code § 55.1-1208, 55.1-1214)

• Lead paint disclosure (pre-1978 properties) – Federal requirement
• Landlord’s name and address or authorized agent (Va. Code § 55.1-1208)
• Move-in inspection report (Va. Code § 55.1-1214)
• Mold disclosure and information (Va. Code § 55.1-1215)
• Virginia Residential Landlord and Tenant Act summary (Va. Code § 55.1-1204(B))
• Military installation proximity (if within one mile)
• Bedbug disclosure if known infestation
• Smoke detector and carbon monoxide alarm information

Eviction and Termination (Va. Code § 55.1-1245 et seq.)

• 5-Day Notice: For nonpayment of rent (Va. Code § 55.1-1245)
• 21/30-Day Notice: For lease violations – 21 days for remediable, 30 days for non-remediable (Va. Code § 55.1-1245)
• 30-Day Notice: To terminate month-to-month tenancy (Va. Code § 55.1-1253)
• Court Process Required: Must file unlawful detainer in general district court
• No Self-Help: Lockouts and utility shutoffs are illegal (Va. Code § 55.1-1243)

Landlord Obligations (Va. Code § 55.1-1220, 55.1-1225)

• Habitability: Must maintain premises in fit and habitable condition (Va. Code § 55.1-1220)
• Essential Services: Heat, water, hot water, electricity, gas must be functional (Va. Code § 55.1-1225)
• Compliance: Must comply with applicable building and housing codes (Va. Code § 55.1-1220)
• Structural Integrity: Maintain in good and safe working order
• Smoke Alarms: Required and must be operational (Va. Code § 36-105)
• Carbon Monoxide Alarms: Required in units with fuel-burning appliances (Va. Code § 36-105.1)
• Common Areas: Keep clean and in good repair
• Repairs: Make necessary repairs within reasonable time

Entry Requirements (Va. Code § 55.1-1229)

• Notice Required: 72 hours’ written notice required (Va. Code § 55.1-1229) – longer than most states
• Reasonable Times: Entry during reasonable hours only (8 AM – 9 PM)
• Emergency Exception: May enter without notice in emergency
• Permitted Purposes: Inspection, repairs, showing to buyers/tenants

Tenant Rights and Protections (Va. Code § 55.1-1227, 55.1-1244)

• Quiet Enjoyment: Right to peaceful possession without interference
• Privacy Rights: Right to 72 hours’ notice before entry
• Security Deposit Protection: 45-day return with itemization
• Repair Rights: Can repair and deduct or terminate under certain conditions (Va. Code § 55.1-1227)
• Retaliation Protection: Strong protections (Va. Code § 55.1-1244)
• Early Termination: Active military and domestic violence victims (Va. Code § 55.1-1236, 55.1-1234)
• Military Service: SCRA protections for active duty members

Virginia-Specific Considerations

Virginia Residential Landlord and Tenant Act (VRLTA)

• Comprehensive statute governing residential tenancies (Va. Code § 55.1-1200 et seq.)
• Provides detailed rights and obligations for both parties
• Balanced framework between landlord and tenant protections
• Must provide VRLTA summary to tenants (Va. Code § 55.1-1204(B))

Two Months’ Rent Security Deposit Maximum (Va. Code § 55.1-1226)

• Maximum security deposit is two months’ rent
• Reasonable limitation on deposit amounts
• Pet deposits count toward this maximum
• 45-day return period
• Actual damages plus attorney’s fees for bad faith withholding

Late Fee Restrictions (Va. Code § 55.1-1204(C))

• Maximum 10% of rent or $10, whichever is greater
• Cannot charge until 5 days after rent due date
• One of few states with statutory late fee limits
• Must be specified in written lease

$50 NSF Fee Maximum (Va. Code § 55.1-1204(D))

• Maximum $50 for returned check or dishonored payment
• Statutory limit on NSF fees
• Protects tenants from excessive fees

72-Hour Entry Notice (Va. Code § 55.1-1229)

• 72 hours’ written notice required before entry
• Longer than most states (24-48 hours typical)
• Strong tenant privacy protections
• Entry only during reasonable hours (8 AM – 9 PM)
• Emergency exception applies

Move-In Inspection Required (Va. Code § 55.1-1214)

• Landlord must notify tenant of move-in inspection
• Written report of property condition required
• Tenant has right to be present
• Critical for security deposit disputes

Mold Disclosure (Va. Code § 55.1-1215)

• Must provide mold disclosure and information statement
• Required for all residential leases
• Outlines tenant obligations regarding mold prevention
• Unique requirement among states

Fair Housing Requirements

Best Practices for Virginia Landlords

• Use comprehensive written leases for all tenancies
• Provide VRLTA summary to all tenants (required by law)
• Conduct and document move-in inspection (required by law)
• Provide mold disclosure statement (required by law)
• Limit security deposits to two months’ rent (required by law)
• Return deposits within 45 days with itemization (required by law)
• Limit late fees to 10% or $10 after 5 days (required by law)
• Limit NSF fees to $50 maximum (required by law)
• Provide 72 hours’ written notice before entry (required by law)
• Keep detailed records of all transactions and communications
• Respond promptly to repair requests
• Maintain property to comply with housing codes
• Install and maintain working smoke and CO alarms
• Never use self-help eviction methods
• Follow proper court procedures for evictions

Virginia Climate Considerations

• Four Seasons: Mild winters, hot humid summers
• Coastal Areas: Hurricane risk; flooding potential
• Temperature Range: 20°F to 95°F typical range
• High Humidity: Summer humidity high; A/C essential
• Mountains: Western Virginia has colder winters, more snow

Northern Virginia (NoVA) Considerations

• Higher Rents: Arlington, Fairfax County among most expensive
• Local Ordinances: Additional requirements in some jurisdictions
• Rental Registration: Some cities require landlord registration
• Military Housing: Proximity to bases; SCRA important
• Competitive Market: High demand; tenant screening critical

Richmond and Urban Area Considerations

• Local Ordinances: Additional city requirements
• Certificate of Occupancy: May be required
• Lead Paint: Prevalent in older housing
• Rental Inspections: Some cities require periodic inspections

Rural Property Considerations

• Well Water: Landlord typically maintains well system
• Septic Systems: Clarify maintenance responsibilities
• Propane: Specify who pays and maintains
• Private Roads: Specify maintenance responsibilities

Resources

• Va. Code § 55.1-1200 et seq. (Virginia Residential Landlord and Tenant Act)
• Virginia Department of Housing and Community Development
• Virginia Legal Aid Society
• General District Courts (for unlawful detainer proceedings)
• Virginia Apartment Management Association
• Virginia State Bar