The DIY Landlord’s Guide to Renting in Virginia

Some owners prefer to manage their own rental. If that’s you, this guide covers the key steps for Virginia landlords, from marketing the home to handling unpaid rent. It reflects the Virginia law changes that took effect July 1, 2026. For the full list, see Virginia Landlord Law Changes for 2026 and 2027.

1. How to market your rental property

• Price it right. Compare similar rentals nearby. An overpriced home sits empty, and every vacant week costs you.
• Use good photos. Bright, wide-angle photos of a clean home get more inquiries than anything else.
• Write a clear listing. Include rent, deposit, move-in date, pet policy, parking, schools and commute details.
• List widely. Post on the major rental sites and the MLS if you have access.
• Respond fast. The best applicants are often touring several homes the same week.
• Keep the ad fair. Avoid wording that suggests a preference based on a protected class. Virginia’s fair housing law covers more groups than federal law, including source of funds (such as housing vouchers), sexual orientation, gender identity and military status.

2. How to choose the right tenant

• Write your screening rules down, such as minimum income, credit and rental history, and apply them the same way to every applicant.
• Verify income with pay stubs or employer contact.
• Call past landlords, not just the current one, who may want a problem tenant gone.
• Run credit, eviction and background checks with the applicant’s written permission.
• Follow Virginia’s security deposit rules: the deposit can’t be more than two months’ rent, and it must be handled and returned as the law requires.

3. Set up rent payments the right way

Since July 1, 2026, Virginia landlords must:

• Accept rent and security deposits by check and money order, not only online, and give a written receipt
• Offer at least one way to pay rent with no processing fee
• Keep any processing fee no higher than what a third party actually charges you

4. How to prevent tenant damage

• Do a detailed move-in inspection with dated photos, signed by the tenant.
• Spell out tenant duties in the lease, such as changing HVAC filters, reporting leaks and caring for the lawn.
• Inspect the home periodically with proper notice.
• Fix small problems quickly, before they become big ones, and keep records of every repair request and fix.
• Require renters insurance.

5. How to find a reliable contractor

• Check licenses with the Virginia Department of Professional and Occupational Regulation (DPOR).
• Ask for proof of liability insurance, plus workers’ compensation if they have employees.
• Get at least two written quotes for larger jobs.
• Read recent reviews and ask other local landlords for referrals.
• Don’t pay the full amount up front.

6. What to do when a tenant stops paying rent

• Reach out right away. A quick call often solves the problem, for example a payment that simply didn’t go through.
• Serve a 14-day written notice. Since July 1, 2026, Virginia requires a 14-day notice to pay or vacate for nonpayment, up from 5 days. The 14 days start when the notice is served, so serve it promptly.
• Bounced payments get 14 days too. If a check or electronic payment is returned, or the tenant stops payment in bad faith, the tenant has 14 days after notice to pay with cash, a cashier’s check, a certified check or a completed electronic transfer.
• Replace old forms. A notice that still says 5 days can get your case dismissed or delayed.
• Keep records of every payment, message and notice.
• Consider a payment plan if it’s realistic, and put it in writing.

7. The eviction process in Virginia

1. Serve the proper written notice (14 days for unpaid rent) and let the full notice period run.
2. File an unlawful detainer in the General District Court where the property is located.
3. Attend the court hearing with your lease, rent ledger, notices and repair records.
4. If you win and the tenant doesn’t leave, request a writ of eviction. Only the sheriff can carry it out.

Coming January 1, 2027: tenants sued for possession or unpaid rent will be able to argue that the landlord failed to make required repairs without first paying the rent owed into court escrow. Prompt repairs and good records matter more than ever.

Never change the locks, shut off utilities or remove a tenant’s belongings yourself. Self-help eviction is illegal in Virginia and can expose you to damages.

8. Plan rent increases early

Starting July 1, 2027, covered landlords must give written notice of a rent increase at least 90 days before the lease ends, with a renewal response deadline at least 30 days after the tenant receives it. Start renewal planning about four months before each lease ends.

This is general information, not legal advice. Virginia landlord-tenant laws change often, so check current law or talk with an attorney before you act.

Sources

• Va. Code § 55.1-1245: 14-day notice for nonpayment of rent
• Va. Code § 55.1-1226: Security deposits
• Virginia Fair Housing Office (DPOR): protected classes
• DPOR License Lookup: check a contractor’s license
• Virginia DHCD: sample termination notices and Landlord Tenant Handbook
• Williams Mullen: Virginia Enacts New Laws Impacting Residential Landlords

Want to hand it off?

If managing your rental takes more time than you’d like, Stellar Gate Management can take it over, from marketing and screening to rent collection, maintenance and legal notices that follow current Virginia law.

Call 202-710-3342 or email info@stellargatemanagement.com, or request your free rental analysis below.