Virginia Maintenance Obligations: Repair Deductions & 72-Hour Notices

Under the VRLTA, Virginia landlords must abide by strict property maintenance standards aligned with building and housing codes. The state rigorously regulates how and when a landlord can enter an occupied unit to perform routine maintenance.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Always consult a Virginia attorney. Information last verified: March 2026.

Implied Duty to Maintain

A Virginia landlord must:

• Comply with the requirements of applicable building and housing codes materially affecting health and safety.
• Make all repairs necessary to keep the premises in a fit and habitable condition.
• Maintain all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances supplied by the landlord.
• Supply running water and reasonable amounts of hot water.
• Maintain a reasonably clean and safe common area.

(Note: Recent legislation has sharply increased municipal fines for landlords who persistently violate habitability standards and basic building codes).

Notice of Landlord Entry

Except in cases of a genuine emergency (e.g., a burst pipe or smoke report), a landlord cannot simply unlock an occupied unit.

• 72-Hour Notice: Landlords must provide tenants with at least 72 hours' written notice before entering a rental unit for non-emergency reasons (such as inspections or showing the unit to prospective buyers).
• Routine Maintenance Window: If the entry is to perform requested routine maintenance, the notice must specify the last day the maintenance may be performed, which must fall within 14 days of delivering the notice.

Tenant's Right to "Repair and Deduct"

If a landlord fails to remedy a condition that constitutes a material noncompliance with the lease or an issue affecting health and safety within 14 days of receiving written notice from the tenant (or faster in an emergency), the tenant may exercise their "Repair and Deduct" right.

Under VA law, the tenant can hire a licensed contractor or professional to fix the issue.

• The cost of the repair cannot exceed $1,500 or one month's rent, whichever is greater.
• The tenant deducts the actual, reasonable cost of the repair from their next rent payment by submitting an itemized invoice.

Escrowing Rent (Rent Abatement)

If the defect is severe enough to constitute a fire hazard or serious threat to life, health, or safety, the tenant may use the Tenant's Assertion and Complaint process. Instead of withholding rent completely (which is illegal and subjects the tenant to immediate eviction), the tenant pays their rent into an official court escrow account. A judge will then compel the landlord to make the repairs before releasing the funds, or may order a rent abatement (reduction) for the tenant.

Centralize Vendor Dispatch

Logging a 72-hour notice via email while trying to schedule a plumber's 14-day service window is chaotic. Landager's maintenance portal automatically logs timestamped maintenance requests, generates compliant 72-hour entry notices directly to the tenant’s mobile device, and dispatches licensed vendors without a single phone call.

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