Free Virginia Lease & Rental Agreement

Last updated September 27, 2026

Written by LawLease Editorial

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Virginia Residential Lease Agreement

A Virginia residential lease (also called a Virginia rental agreement) sets the rent, term and house rules for a home rental. A Virginia residential lease agreement is governed by the Virginia Residential Landlord and Tenant Act (VRLTA), Va. Code §§55.1-1200 et seq., which now covers virtually every single-family and multifamily rental in the state and overrides local landlord–tenant ordinances. Virginia caps deposits at two months’ rent, caps late fees at 10%, requires a 14-day pay-or-quit notice, and — since 2024 — requires the deposit, rent, and up-front charges to be itemized beginning on the first page of the lease.

Virginia landlord–tenant law at a glance

Virginia residential lease law summary
Security deposit limit	2 months’ rent, including any up-front damage or renter’s insurance premiumsVa. Code §§55.1-1226(A), 55.1-1206(C)
Deposit return	45 days after the tenancy ends or the tenant moves out, whichever is later, with an itemized noticeVa. Code §55.1-1226(A)
Late fees	Must be in the written lease; max the lesser of 10% of periodic rent or 10% of the balance owedVa. Code §55.1-1204(E)
Rent-increase notice	Landlords with 5+ units: 60 days before the term ends for a renewal increase (90 days from July 1, 2027)Va. Code §55.1-1204(K)
Landlord entry	Notice and reasonable times; 72 hours for routine maintenance the tenant didn’t requestVa. Code §55.1-1229(A)
Month-to-month termination	30 days before the next rent due date, unless the lease sets a different periodVa. Code §55.1-1253(A)
Nonpayment eviction notice	14-day written pay-or-quit noticeVa. Code §55.1-1245(F)
Fee disclosure	Deposit, rent, and all up-front charges itemized on page one of the leaseVa. Code §55.1-1204.1

Security deposits in Virginia

A Virginia landlord may not collect a security deposit, however it is labeled, of more than two months’ periodic rent (§55.1-1226(A)). If the landlord also collects damage-insurance or renter’s-insurance premiums before the tenancy starts, the deposit and premiums together still can’t exceed two months’ rent (§55.1-1206(C)).

Move-in report — Within 5 days after occupancy, the landlord must give the tenant a written report itemizing existing damage — including whether there is visible mold. It is deemed correct unless the tenant objects in writing within 5 days (§§55.1-1214, 55.1-1215).
Move-out inspection — Within 5 days of learning the tenant intends to leave, the landlord must tell the tenant of the right to attend the move-out inspection; if the tenant asks in writing to attend, the inspection must happen within 72 hours of delivery of possession (§55.1-1226(G)).
Return — The deposit, less lawful deductions, must be returned with a written itemization within 45 days after the tenancy ends or the tenant moves out, whichever is later. Allowed deductions are unpaid rent and lease-specified late charges, damage beyond reasonable wear and tear, and other charges in the lease (§55.1-1226(A)).
Contractor extension — If damage exceeds the deposit and needs a third-party contractor, the landlord may give written notice within the 45 days and take an extra 15 days to itemize (§55.1-1226(E)).
Willful violations — A court will order the deposit returned plus actual damages and reasonable attorney fees if the landlord willfully fails to comply (§55.1-1226(E)).
Insurance instead of a deposit — A landlord may let the tenant buy approved damage insurance instead of paying a deposit; the tenant can switch to paying the full deposit at any time (§55.1-1226(I)–(J)).

Rent, late fees & fees

Page-one fee disclosure — Beginning on the first page, a written lease must itemize the security deposit, the rent per payment period, and any one-time charges due before move-in or with the first payment, directly beneath the statutory sentence “No additional security deposits or rent shall be charged unless they are listed below or incorporated into this agreement by way of a separate addendum after execution of this rental agreement” (§55.1-1204.1).
Late fees — A late charge is only allowed if the written lease provides for it, and can’t exceed the lesser of 10% of the periodic rent or 10% of the remaining balance owed (§55.1-1204(E)).
Payment methods — Landlords must accept checks and money orders and give receipts for cash or money-order payments. A payment-processing fee is allowed only if a fee-free method is offered, and can’t exceed the landlord’s actual third-party cost (§55.1-1204(J)).
No maintenance fees — Unless the tenant caused the need by violating the Act, a landlord may not charge a fee for maintenance or repair of the unit (§55.1-1208(C)).
Application fees — Capped at $50 plus the actual third-party cost of screening ($32 for HUD-regulated housing); unused application deposits must be refunded with an itemization within 20 days (§55.1-1203).
Rent increases — A landlord owning more than four units must give 60 days’ written notice before the end of the term of any rent increase on renewal, and 60 days’ notice of non-renewal; from July 1, 2027 the increase notice becomes 90 days (§55.1-1204(K)). For a month-to-month or holdover tenancy, a new rent takes effect on the first rent due date at least 30 days after written notice (§55.1-1253(D)).
Rent control — There is none; the VRLTA supersedes local landlord–tenant ordinances statewide (§55.1-1201(E)).

Landlord entry & access

A tenant may not unreasonably withhold consent to entry for inspections, repairs, services, or showings. Except in an emergency or where it’s impractical, the landlord must give notice of intent to enter and may enter only at reasonable times (§55.1-1229(A)).

For routine maintenance the tenant didn’t request, the landlord must give at least 72 hours’ notice, the work must be done within 14 days, and the notice must state the last possible date. No notice is required for maintenance the tenant asked for (§55.1-1229(A)(4)). Entry that is unlawful or harassing lets the tenant seek an injunction, terminate, and recover damages and fees (§55.1-1210).

Ending a Virginia tenancy

Virginia notice periods
Week-to-week	7 days before the next rent due dateVa. Code §55.1-1253(A)
Month-to-month	30 days before the next rent due date (unless the lease differs)Va. Code §55.1-1253(A)
Nonpayment of rent	14 days to pay before terminationVa. Code §55.1-1245(F)
Material lease violation	21 days to cure; termination at least 30 days after noticeVa. Code §55.1-1245(A)
Non-renewal (landlord with 5+ units)	60 days before the end of the termVa. Code §55.1-1204(K)

Criminal or willful acts — A non-remediable criminal or willful act that threatens health or safety allows immediate termination (§55.1-1245(C)).
Mass non-renewals — A multifamily owner declining to renew the greater of 20 or half of its month-to-month tenancies within 30 days must give 60 days’ notice (§55.1-1253(B)).
Holdover — A lease may set holdover damages of up to 150% of the per-diem rent for each day the tenant stays past the termination date (§55.1-1253(C)).
Payment plans (from July 1, 2027) — Landlords with more than four units must offer a payment plan in the nonpayment notice when the tenant owes no more than one month’s rent plus lawful late charges (§55.1-1245, as amended).
Domestic & sexual violence — A victim with a qualifying protective order, conviction, or charging document may terminate on 28 days’ written notice with no liquidated damages (§55.1-1236).
Military — A servicemember with PCS orders, temporary duty orders over three months, or certain other orders may terminate effective at least 30 days after the next rent due date (§55.1-1235).

Required disclosures in Virginia

Statement of Tenant Rights — The landlord must provide the DHCD Statement of Tenant Rights and Responsibilities with the lease and have the tenant sign the acknowledgment form (§55.1-1204(B)). Until it’s provided, the landlord can’t file or maintain an eviction for a lease violation (§55.1-1204(H)).
Copy of the lease — A copy of the signed lease and the statement must reach the tenant within 10 business days (§55.1-1204(H)).
Owner & manager — The name and address of the property manager and of an owner or authorized agent, at or before the start of the tenancy (§55.1-1216).
Military air zones — In a locality with a military air installation, whether the property is in a noise zone or accident potential zone on the official zoning map — before the lease is signed (§55.1-1217).
Defective drywall & meth labs — Known unremediated defective drywall, or prior methamphetamine manufacture not cleaned to state standards (§§55.1-1218, 55.1-1219).
Mold — Whether there is visible mold, as part of the move-in report (§55.1-1215).
Renter’s insurance notice — If the lease doesn’t require renter’s insurance, a written notice that the landlord’s insurance doesn’t cover the tenant’s belongings and that renter’s policies don’t cover floods (§55.1-1206).
Lead-based paint — Federal warning, pamphlet, and known-hazard disclosure for housing built before 1978 (42 U.S.C. §4852d).

Habitability & repairs

A Virginia landlord must comply with building and housing codes, keep the premises fit and habitable, maintain electrical, plumbing, heating, air-conditioning and other supplied facilities, supply running and hot water and heat in season, prevent moisture and mold and remediate visible mold promptly, and provide a smoke-alarm certificate (§55.1-1220). On written request, the landlord must install a carbon monoxide alarm within 90 days (§55.1-1229(E)).

If the landlord materially fails these duties, the tenant may serve a 21-day cure / 30-day termination notice (§55.1-1234), or pay rent into court under the rent-escrow procedure — where a delay of more than 30 days after notice is presumed unreasonable (§55.1-1244).

Tenant protections you can’t waive

Prohibited lease terms — A lease can’t make the tenant waive VRLTA rights, confess judgment, pay the landlord’s attorney fees except as the Act allows, excuse the landlord’s liability, or waive Servicemembers Civil Relief Act rights in advance. Such clauses are unenforceable, and trying to enforce one exposes the landlord to damages and fees (§55.1-1208).
No self-help eviction — A landlord may not retake the unit by cutting essential services or locking the tenant out without a court order (§55.1-1252).
No retaliation — A landlord may not raise rent, cut services, or seek possession because the tenant complained to a code agency, filed a complaint or action under the Act, or joined a tenant organization (§55.1-1258).
Statewide rules — The Act applies in every jurisdiction and can’t be waived or modified by any locality or court (§55.1-1201(A)).

Virginia lease agreement FAQs

How much can a landlord charge for a security deposit in Virginia?

No more than two months’ periodic rent. Any damage- or renter’s-insurance premiums collected up front count toward that same two-month ceiling (§§55.1-1226(A), 55.1-1206(C)).

How long does a landlord have to return a security deposit in Virginia?

45 days after the tenancy ends or the tenant moves out, whichever is later, together with a written itemization of any deductions. If damage exceeds the deposit and requires a contractor, the landlord can notify the tenant within the 45 days and take 15 more days to itemize (§55.1-1226).

What is the maximum late fee in Virginia?

A late fee must be written into the lease and can’t exceed the lesser of 10% of the periodic rent or 10% of the remaining balance the tenant owes (§55.1-1204(E)).

How much notice does a Virginia landlord need to give before entering?

Reasonable notice and reasonable hours for most entries, and at least 72 hours for routine maintenance the tenant didn’t request — which must then be done within 14 days. No notice is needed for repairs the tenant requested or in an emergency (§55.1-1229).

How much notice is required to raise rent in Virginia?

Virginia has no general rent-increase notice rule, but a landlord with more than four units must give 60 days’ written notice before the end of the lease term of any increase on renewal (90 days from July 1, 2027). On a month-to-month or holdover tenancy, new rent starts on the first due date at least 30 days after notice (§§55.1-1204(K), 55.1-1253(D)).

How many days does a Virginia tenant have to pay rent before eviction?

Fourteen days after a written pay-or-quit notice. If the rent isn’t paid within that period, the landlord may terminate the lease and file for possession (§55.1-1245(F)).

Does a Virginia lease have to be in writing or notarized?

Notarization isn’t required. A landlord must offer a written lease; if one isn’t offered, the law imposes a 12-month tenancy with rent due on the 1st and late on the 5th. The written lease must itemize the deposit, rent, and one-time up-front charges beginning on page one (§§55.1-1204(B)–(C), 55.1-1204.1).

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