Landlord Rights in Virginia: What You Can and Can't Do as a Property Owner

When you own a rental property in Virginia, a U.S. state with specific landlord-tenant laws that balance owner rights and tenant protections. Also known as the Commonwealth of Virginia, it enforces rules that are clear but strict—especially around security deposits, evictions, and lease terms. Many landlords assume they can do whatever they want with their property, but that’s not true. Virginia law gives you control over rent, repairs, and screening tenants—but it also puts limits on how you enforce them.

You can raise rent with proper notice, but you can’t raise it mid-lease unless the lease says otherwise. You can screen tenants using credit checks and background reports, but you can’t refuse someone based on race, religion, or disability. And when it comes to the security deposit, a sum paid by tenants to cover damages or unpaid rent, held in trust by the landlord, Virginia requires you to return it within 45 days after the tenant moves out—or face penalties. Miss that deadline? The tenant can sue for double the deposit amount. That’s not a warning—it’s the law.

Evictions are another area where landlords often trip up. You can’t just kick someone out. You must give written notice, file a formal complaint with the court, and wait for a judge’s order. Even if the tenant hasn’t paid rent for months, skipping the legal process can cost you time, money, and your right to reclaim the property. And if you turn off utilities or change locks to force someone out? That’s illegal. It’s called a "self-help eviction," and Virginia treats it like a crime.

What about repairs? You’re required to keep the property safe and habitable—working heat, running water, no pest infestations. But you don’t have to fix everything the tenant complains about. If they break something, you can charge them. If it’s normal wear and tear, it’s your job. The line matters. And if a tenant reports a serious issue like mold or broken stairs, you have 21 days to respond. Delay too long, and they can legally withhold rent or even sue.

Virginia also lets landlords charge late fees, but only if it’s written into the lease and reasonable. No $100 fees for being three days late. And you can’t demand cash-only payments unless the lease says so. Every rule has a paper trail. Keep copies of leases, notices, and repair requests. If you ever end up in court, your records are your best defense.

There’s a reason landlords in Virginia get advice before renting out a house. The system is designed to protect tenants—but it doesn’t leave owners powerless. Know your rights, follow the steps, and you’ll avoid costly mistakes. Skip the rules, and you could lose money, time, or even your property.

Below, you’ll find real guides from landlords who’ve been there—how to screen tenants without breaking the law, what to do when a deposit isn’t returned on time, how to write a lease that holds up in court, and what happens when a property sells while someone’s still renting. These aren’t theories. They’re what actually works in Virginia.