Virginia landlords and tenants are grappling with the most sweeping rental law changes the state has seen in years. For anyone wondering what it means to rent (or rent out) a property in Virginia this year, the stakes just got real. These aren’t just tweaks buried in legalese—there are major updates that have real consequences for day-to-day life and wallets. Whether you’re a renter stressing over sky-high deposits, or a landlord worried about the new hoops to jump through, Virginia’s updates could mean the difference between a smooth lease and endless headaches. Struggling to believe that a security deposit is now capped at just two months’ rent? Or that new processes can give tenants more time to pay before eviction? It’s not just talk—these are real rules, and lots of people are still catching up. Here’s what’s happening, what’s changed, and how it plays out in your Virginia rental this year.
Major Changes in Virginia Rental Laws: What’s New for 2025?
Virginia’s 2025 rental law updates are grabbing attention for their bold swings. On the top of the list is the tight cap on security deposits. Now, no landlord can ask for a security deposit larger than two months’ rent—no “extra month for pets” or “just to be safe” add-ons allowed. This legal ceiling closes off a big way that some landlords padded their protection, so expect less sticker shock when you sign your next lease.
Even more eye-catching is the required turnaround for returning deposits. Landlords now have 30 days to hand the security deposit back, and if they’re keeping any of it, they have to send a detailed written list of exactly why: unpaid rent, real damage beyond normal wear, or unpaid utility bills. If a landlord keeps extra cash without good cause or misses the 30-day window, they could face financial penalties.
Next up is notice for rent increases. Rolling out quietly last year, it’s now strictly enforced: a landlord must give tenants at least 60 days’ notice before jacking up the rent. That means no more surprise rate hikes with just 30 days’ warning. For month-to-month renters, this law is a game changer—it lets people plan and budget instead of suddenly facing squeezed finances.
Some other highlights? Application fees are now capped at $50 for most rentals, putting the brakes on property managers who made screening a profit center. And landlords must disclose all extra charges—think admin fees, lease renewal fees, or pet rent—clear as day before a tenant signs anything. Lease agreements have to lay out all possible fees, otherwise, tenants don’t owe a cent extra. Each of these changes is designed to make the process more transparent, so renters don’t feel tricked by hidden money-grabs.
A change that’s quietly making life easier for tenants: the new rules around maintenance requests. Tenants can now make written requests by email (not just by certified letter), and landlords must respond within seven days—either to schedule repairs or explain why something can’t happen yet. If a landlord drags their feet, tenants now have more leverage to get the place fixed (or, in some cases, withhold rent until repairs are complete).
What about lease breaks? If someone is called to active military service, experiences domestic violence, or needs to move for certain health reasons, tenants can now legally break a lease with no penalty, provided they give 30 days’ notice and supporting documentation. It’s one of the most tenant-friendly shifts in this year’s overhaul.
Tenant Rights: Security, Privacy, and Eviction Protections
Renter security has gotten a boost in 2025. Virginia law now gives tenants more stability, especially in a rocky market where eviction numbers were spiking just a couple of years ago. Here’s a rundown of the most significant protections.
A big one is the expanded “right to cure” process. Before a landlord can file for eviction due to missed rent, they have to give a written notice and a five-day grace period for tenants to pay up and avoid court. This used to only cover a single late payment, but now, tenants can use this right up to twice per year before a landlord can refuse it. So if you hit a financial snag in February but you’re good by June, the law has your back.
Evictions for “no cause”—that is, when your lease is simply up, but you haven’t done anything wrong—are now trickier for landlords. Just ending your lease doesn’t mean your landlord can kick you out with 30 days’ notice anymore. Now, depending on how long you’ve stayed, the law may require up to 90 days’ notice, especially for tenants living in a place for over a year.
Privacy rules have gotten a serious upgrade as well. Landlords must give at least 48 hours’ notice before entering your unit for repairs or inspections, unless it’s an emergency. Surprise visits are out: the law wants renters to feel like their home is actually theirs. And if a landlord ignores this, renters can call in authorities or pursue legal remedies—no more feeling helpless if someone barges in without warning.
Late fees now have clear limits instead of being up to landlord whim. The new rule sets late fees at a max of 10% of the monthly rent, or the actual amount of lost rent, whichever is less. If your rent is $1,500 but you pay three days late, the most you can get dinged is $150.
Behind all these changes is an effort to reduce eviction filings and keep families in their homes. After the pandemic, no one wanted a repeat of the eviction waves that left people scrambling. Legally, the playing field’s starting to look a bit fairer for renters in Virginia.
Here’s a quick look at major tenant protections in the new laws:
| Feature | Old Law (Pre-2024) | New Law (2025) |
|---|---|---|
| Security Deposit Cap | Up to 2 months' rent, sometimes more with add-ons | Strictly capped at 2 months' rent, no extras |
| Deposit Return Deadline | Up to 45 days | 30 days, with detailed written notice if withholding |
| Rent Increase Notice | 30 days | 60 days, required for all increases |
| Eviction Notice Period | 5 days minimum (non-payment) | 5 days plus 2 chances to cure per year |
| Late Fees | No set limit | Max 10% of rent or lost amount |
| Landlord Entry | 24-hour notice (not enforced) | 48-hour notice, enforced with penalties |
For renters, all these details add up to real breathing room. You can keep more of your deposit, won’t face shocks from secret fees, and you’ve got options to handle emergencies or mistakes without losing your home at the first sign of trouble.
Landlord Obligations and the Shifting Playing Field
The flip side? Landlords are facing a lot more scrutiny and paperwork. Landlords now have to be up front with every dollar they charge, every inspection, and every deadline.
Screening tenants has always been a process, but now, those pesky $100 application fees that some companies snuck in are a thing of the past. The $50 cap isn’t just a guideline—it’s enforced, and property managers who ignore it could lose their right to operate. That’s making it tough for “bad actor” landlords to squeeze more from renters just for the privilege of applying.
Lease agreements are getting longer, as lawyers now recommend spelling out every possible fee, rule, and timeline in black-and-white (or even bold fonts). Leave out an admin fee? You can’t collect it, simple as that. Want to charge for changing the air filter? It’s got to be in the lease.
Inspecting a unit or making repairs is more bureaucratic, too. Landlords need to give advance written notice (email or text counts if agreed), and tenants have the right to insist that repairs happen within a tight timeline. Virginia law wants all maintenance requests logged, responded to, and dealt with fast. Landlords who don’t fix things can’t legally evict for non-payment alone if the reason was habitability. And tenants can now organize repairs themselves in some situations, deducting reasonable costs from the rent—no more endless phone tag just to fix a leaky pipe.
If landlords want to sell a building or move in a family member, that used to mean they could just give tenants a 30-day heads up. Now, those situations often demand 60 or 90 days’ notice, giving tenants more time to pack up or negotiate. Even more, for tenants whose leases expired and rolled into month-to-month, the law still offers the extra buffer—they don’t lose protection just because they stayed on.
On the compliance front, property owners are watching new reporting and documentation requirements. Security deposits, for instance, need to come with a walk-through inspection—a move-in checklist, signed by both parties, is now standard. Not ticking this box could cost landlords their right to deduct for any damages except unpaid rent. Digital records are allowed, but they need to be clear, available, and handed over if there’s a dispute.
Rental properties in Virginia are also now subject to state inspection for serious health or safety code compliance at a much lower complaint threshold. Even renters who aren’t on the lease can report violations—and city code enforcement agencies are getting funds to ramp up inspections. Big complexes are more likely to be under the microscope, so expect some buildings getting “cleaned up” or even renovated as a result.
Landlords who violate notice or privacy rules face actual financial penalties. The law gives tenants statutory damages (in plain speech, pre-set cash amounts) if a landlord enters without proper notice, fails to return a deposit, or charges secret fees. One shocker? A single illegal entry could cost a landlord $1,000, plus any actual damages.
What Renters and Landlords Should Watch Out For
As tight as the rules now are, a lot of people are still missing the fine print. Here’s what’s catching folks off guard this year—and what you can do to stay out of trouble.
First off: communication is everything. If you’re a tenant, never accept a “verbal agreement” on fees, lease terms, or move-in inspection loopholes. Demand it in writing, either in the lease or as a dated, signed addendum (even a clear email counts). If it’s not on the lease, you probably don’t owe it. Always keep records of emails or notices, especially on repairs, entry, and any late payments.
Landlords trying to skirt around the Virginia rental laws by using handshake deals, backdated notices, or “rent discount in exchange for silence” offers are running a big risk. Virginia’s code isn’t just suggestion now. State agencies have set up hotlines and online complaint forms, and tenants who know their rights can trigger inspections or penalties quickly. It’s easier than ever to check a property or landlord’s history online before you commit.
Pets are another flashpoint. While security deposits are capped, pet deposits must be included in that total. But “pet rent”—a monthly fee—can still be charged, if it’s in the lease upfront. Tenants with service or support animals are protected by federal law, and landlords almost never have a legal reason to deny them.
Evictions are down, but they’re far from over. Missed deadlines, misunderstandings over payment plans, or failure to document repairs are still landing people in court. Always ask for written receipts for any cash, money order, or electronic payment. And if you get a “pay or quit” notice, use the legal grace period to either pay or file a dispute—waiting until the last minute is risky with backlogged courts.
Something more hidden: background and credit checks are still allowed, but landlords have to disclose up front what criteria will be used and give applicants a copy if requested. If a landlord rejects you based on your credit or a prior eviction, they must give you a formal adverse action notice—this lets you challenge errors in your report.
If you’re moving in mid-year or subletting, check that all new rules are written into your addendum. Subleases need written consent or they’re usually not enforceable, but both the original tenant and the subtenant have rights under the new laws. Also, keep an eye on scammers online: law changes often bring a wave of people posting fake listings or pretending to be the owner. Always confirm property records or contact info through official channels before sending any money.
As a final tip, anyone moving into or offering a rental in Virginia this year should get familiar with the official Virginia Residential Landlord and Tenant Act (VRLTA) and even skim the FAQ from legal aid groups. There’s a new and growing field of tenant lawyers and advocates—worth it if you feel lost or face a complex eviction or dispute. Virginia’s landscape isn’t what it was a few years ago, but these new rules are meant to make renting fairer, more stable, and more transparent for everybody.
