Virginia Residential Landlord-Tenant Act (VRLTA): Complete Guide
Comprehensive guide to Virginia's rental laws (VRLTA), covering the 2-month security deposit limit, 10% late fee cap, and new 2025 lease fee disclosures.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.
The Virginia Residential Landlord and Tenant Act (VRLTA) establishes a structured, highly regulated framework for residential leasing in the Commonwealth. While historically viewed as landlord-friendly due to its lack of rent control, recent legislative sessions (2024 and 2025) have introduced significant new tenant protections, fee transparency, and eviction diversion programs.
Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Virginia tenancy law is frequently updated. Always consult a Virginia attorney. Information last verified: March 2026.
Key Virginia Rental Laws at a Glance
| Topic | Key Rule | Reference |
|---|---|---|
| Security Deposit Limit | Max 2 months' rent (including damage insurance) | VA Code § 55.1-1226 |
| Deposit Return | Within 45 days | VA Code § 55.1-1226 |
| Eviction for Non-Payment | 5-Day "Pay or Quit" Notice | VA Code § 55.1-1245 |
| Late Fee Cap | Max 10% of rent or balance due | VA Code § 55.1-1204 |
| Rent Control | None (Statewide preemption) | VA Code § 15.2-2001 |
| Rent Increase Notice | 30 days (month-to-month tenancies) | VA Code § 55.1-1253 |
| Fee Transparency (2025) | All fees must be on the first page of the lease | 2024/2025 Legislation |
2024-2025 VRLTA Legislative Updates
Virginia has aggressively updated the VRLTA to focus on transparency and eviction reduction:
- First-Page Fee Disclosure: Effective July 1, 2025, the security deposit amount and all recurring fees (including late fees) must be clearly displayed on the very first page of the written rental agreement.
- Processing Fees: Landlords can no longer charge tenants a "convenience" or processing fee to pay rent or deposits unless they also offer at least one free alternative payment method.
- Eviction Records Expungement: Virginia courts now automatically expunge eviction records for cases that were dismissed over 30 days ago, directly impacting landlord screening software.
- Statement of Tenant Rights: Landlords are mandated to provide a newly updated Statement of Tenant Rights and Responsibilities to all tenants.
Security Deposits
Virginia caps security deposits at two months' periodic rent. Critically, if a landlord requires a tenant to purchase renter's damage insurance, the combined cost of the deposit plus the insurance premiums cannot exceed this two-month threshold. Landlords have a generous 45 days to return the deposit and an itemized list of deductions.
For more detail, see our Security Deposits guide.
Eviction & The Diversion Program
For non-payment of rent, a landlord must issue a 5-Day Notice to Pay or Quit. For other lease violations, a 21/30 notice (21 days to cure, 30 days to quit) is standard. Furthermore, an Eviction Diversion Program is expanding statewide in 2025, offering court-ordered payment plans to help tenants avoid a final judgment of possession.
For more detail, see our Eviction Process guide.
Rent Control & Rent Increases
Virginia currently has no statewide rent control and generally prohibits localities from enacting it. However, 2025 proposed legislation aims to allow certain localities to limit rent increases and establish anti-gouging boards, making this a highly volatile area of law to watch.
For more detail, see our Rent Increases guide.
Additional Compliance Focus Areas
Explore our targeted guides for managing residential property in Virginia:
Sources & Official References
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