How to Be a Landlord in Virginia: Step-by-Step Guide for 2025

Being a landlord in Virginia isn’t just about collecting rent. It’s about understanding the law, managing relationships, and protecting your investment. If you’re thinking about renting out a property in Virginia, you need to know what’s required, what’s prohibited, and how to avoid costly mistakes. The state has clear rules - and ignoring them can cost you time, money, and even your property.

Start with the Right Property

Not every house or apartment is a good rental. In Virginia, the best rental properties are in areas with steady demand: near colleges like UVA or Virginia Tech, along major highways like I-95, or in growing suburbs like Fairfax, Arlington, or Richmond. These areas have low vacancy rates and reliable tenant turnover.

Before buying, check if the property meets local housing codes. Many cities require rental inspections before you can legally rent. For example, Richmond requires a Certificate of Occupancy for rentals. Skip this step, and you could be fined or forced to evict tenants illegally.

Also, make sure the property is in decent condition. Virginia law doesn’t require landlords to make cosmetic upgrades, but it does require habitability. That means working heat in winter, running water, no major leaks, and safe electrical systems. If a tenant reports a broken heater in December and you don’t fix it, they can legally withhold rent or terminate the lease.

Know Virginia’s Rental Laws

Virginia follows a landlord-friendly model, but that doesn’t mean you can do whatever you want. The Virginia Residential Landlord and Tenant Act (VRLTA) governs most rental agreements. It applies to most single-family homes and apartments, unless you’re renting to a family member or managing fewer than five units.

Key rules under VRLTA:

• You can’t charge more than one month’s rent as a security deposit.
• You must return the deposit within 45 days after the tenant moves out, with a written itemized list of deductions.
• You must give 24 hours’ notice before entering the rental - even for repairs or inspections.
• You can’t shut off utilities, change locks, or remove belongings to force someone out. That’s illegal eviction.
• Retaliation is illegal. If a tenant reports a code violation, you can’t raise their rent or evict them within six months.

Violating these rules can lead to lawsuits, fines, or even criminal charges. In 2024, a landlord in Alexandria was ordered to pay $18,000 in damages after illegally changing locks on a tenant’s unit.

Create a Legal Rent Agreement

A written lease is not optional in Virginia - it’s required by law. Verbal agreements are legally weak and hard to enforce. Your lease must include:

• The full names of all tenants and the landlord
• The property address
• The rent amount and due date
• The lease term (month-to-month or fixed-term)
• Security deposit amount and terms for return
• Who pays for utilities (water, electricity, trash)
• Rules about pets, smoking, subletting, and guests
• Repair responsibilities
• Notice requirements for termination

Many landlords use standardized lease forms from the Virginia Apartment Management Association (VAMA) or the Virginia Real Estate Board. These forms are updated yearly and include legally required disclosures. Avoid using templates from the internet unless they’re from a Virginia-specific source.

Also, include a move-in/move-out checklist. Both you and the tenant sign it. This prevents disputes over damage deposits later.

Screen Tenants Properly

A bad tenant can cost you thousands. In Virginia, you’re allowed to run credit checks, background checks, and verify income - but you must follow fair housing laws.

Here’s how to do it right:

1. Ask all applicants for the same documents: pay stubs, bank statements, employment verification.
2. Use a licensed screening service. Avoid doing your own background checks - you could accidentally violate the Fair Credit Reporting Act.
3. Set clear, written criteria: minimum credit score of 620, income at least 3x rent, no evictions in the last 5 years.
4. Apply the same rules to everyone. If you reject one applicant for a past eviction, you must reject all with the same record.
5. Provide a written denial if you turn someone down. Include the reason and the name of the screening company used.

Don’t ask about race, religion, family status, or disability. Even asking if someone has children can be considered discrimination under the Fair Housing Act. Virginia adds extra protections for veterans and victims of domestic violence.

Handle Repairs and Maintenance

In Virginia, landlords are responsible for keeping the property safe and habitable. That includes fixing plumbing, heating, electrical, and structural issues. Tenants must report problems in writing. Once they do, you have 14 days to fix non-emergency repairs.

Emergency repairs - like no heat in winter, a broken water line, or a gas leak - must be fixed within 24 to 48 hours. If you don’t, the tenant can hire someone to fix it and deduct the cost from rent. They just need to give you written notice first.

Keep a log of all repair requests and responses. Use a simple spreadsheet or app like Buildium or RentManager. This protects you if a tenant claims you ignored a problem.

Collect Rent and Handle Late Payments

Virginia law lets you charge a late fee - but only if it’s in the lease. The fee can’t exceed 10% of the monthly rent. You can’t charge late fees until the rent is 5 days past due.

Most landlords use automatic bank transfers or online portals like Zelle or RentCafe. This reduces missed payments and gives you a digital record.

If rent is late, send a written notice. Don’t call or text - use email or certified mail. After 5 days late, send a 5-Day Notice to Pay or Quit. If they don’t pay, you can file for eviction in General District Court. But don’t try to evict without a court order. Self-help evictions are illegal.

Know When and How to Evict

Eviction in Virginia is a legal process. You can’t force someone out. You need a court order.

Common reasons for eviction:

• Nonpayment of rent (after 5-day notice)
• Lease violation (like unauthorized pets or subletting)
• End of lease term with no renewal
• Illegal activity on the property

The process takes 3 to 6 weeks. You file a “Summons for Eviction” in the local court. The tenant gets a court date. If they don’t show up, you win by default. If they do, the judge decides.

Always use a professional process server to deliver notices. Don’t hand them to the tenant yourself. If you skip steps, your case can be thrown out.

Keep Good Records

In Virginia, you must keep rental records for at least 3 years. This includes:

• Lease agreements
• Rent receipts
• Repair requests and invoices
• Communication with tenants (emails, letters)
• Security deposit returns with itemized lists

Store these digitally. Scan paper documents and save them in a secure cloud folder. If a tenant sues you for withholding a deposit, your records are your defense.

Consider Professional Management

If you own multiple properties or live out of state, hiring a property manager makes sense. In Virginia, property managers must be licensed by the Virginia Real Estate Board. They handle screening, rent collection, repairs, and evictions.

Fees range from 8% to 12% of monthly rent. Some charge extra for lease signing or move-in inspections. Get three quotes. Ask for references. Check their license status on the Virginia Department of Professional and Occupational Regulation website.

Even if you manage yourself, use a property management app. Apps like AppFolio or Cozy help you track rent, send notices, and store documents. They’re cheaper than a manager and give you more control.

Stay Updated

Virginia’s rental laws change. In 2023, the state passed a law requiring landlords to provide tenants with a written notice of their rights. In 2024, new rules limited how much you could charge for application fees.

Subscribe to updates from the Virginia Apartment Management Association or the Virginia REALTORS® association. Attend a free landlord workshop hosted by your local housing authority. Most cities offer them quarterly.

Don’t rely on advice from Facebook groups or YouTube videos. Those aren’t legal sources. Misinformation can cost you more than a lawyer.

Next Steps

If you’re ready to become a landlord in Virginia:

1. Review your property for code compliance and safety issues.
2. Get a legally compliant lease form from VAMA or your local housing authority.
3. Set up a system for rent collection and maintenance requests.
4. Run background checks using a licensed provider.
5. Keep all documents organized and dated.

Landlordship in Virginia is manageable if you follow the rules. The key isn’t being strict - it’s being consistent, fair, and informed. The best landlords don’t just collect rent. They build stable, long-term relationships with tenants - and that’s what keeps their properties full and profitable.