Virginia Residential Landlord and Tenant
Act
Effective July 1, 2020
2020
TABLE OF CONTENTS
SUBJECT PAGE
I. Introduction ........................................................................................ 1
II. Where to get Information and Advice ................................................. 2
III. Text of the Landlord and Tenant Act .................................................. 5
1
Introduction
The Virginia Residential Landlord and Tenant Act (hereafter VRLTA) handbook has been
prepared to provide information on the rights, remedies, and responsibilities of landlords
and renters concerning the rental process. Before signing a lease, prospective tenants
should read and understand the terms of the contract. Consulting a lawyer or the landlord
for clarification of the rental agreement is advisable. The VRLTA handbook does not
constitute nor is it a substitute for legal advice.
The VRLTA, Sections 55.1-1200 through 55.1-1262 of the Code of Virginia, was initially
enacted into law in 1974. The VRLTA establishes the rights and obligations of landlords
and tenants in Virginia. The VRLTA supersedes all local, county, and municipal landlord
and tenant ordinances. It also prohibits certain lease clauses. In recent years the VRLTA
has seen significant changes. New in 2020 is the requirement that a landlord include with
a written lease the Statement of Tenant’s Rights and Responsibilities. Additional
information on this document and the accompanying Acknowledgement Form is available
on the Department of Housing and Community Development website. Also, new in 2020
are restrictions on maximum charges for late rent.
The VRLTA covers most residential rental agreements. A limited number of properties are
exempt from the Act. Landlords and tenants not covered by the VRLTA may be entitled to
different protections and certain protections and benefits discussed in this handbook may
not be available.
Section 8.01-226.12 of the Code of Virginia contains the civil remedy and procedure
provisions for the duty of landlords and managing agents regarding visible mold.
Apartments: Generally, apartments are covered by the VRLTA regardless of the number
of apartment units the landlord rents (see exemptions to the VRLTA in section 55.1-1201
Applicability of Chapter; local Authority)
Motels/Hotels/Manufactured Homes: Motels and boarding houses are covered by the
VRLTA if the tenant lives in such residence for more than 90 days. Some provisions of the
VRLTA protect tenants in manufactured home parks. These are explained in more detail
in the Manufactured Home Lot Rental Act.
Public Housing and Housing Choice Vouchers (Section 8): Landlord-tenant relations in
public housing, Housing Choice Vouchers or Section 8 housing, and other federally
subsidized housing are regulated by the United States Department of Housing and Urban
Development (HUD). The VRLTA applies to such rentals as long as it is consistent with
federal regulations. Tenants in subsidized housing may gain certain rights from the VRLTA
in matters that federal regulations do not cover. For federal regulations, contact your
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local housing authority or agency, the HUD Area Office in Richmond (or in Washington,
D.C., if you live in Northern Virginia), or the Virginia Poverty Law Center.
Single Family Housing: The VRLTA applies to most single-family dwellings subject to a
rental agreement (see exemptions to the VRLTA in section 55.1-1201 Applicability of
Chapter; local Authority).
Late Fees: If rent is not paid on time, the tenant must pay a late fee if the lease requires
one. A late fee can be no more than 10% of the monthly rent, or 10% of the unpaid
balance, whichever is less
When entering into rental agreements, landlords and tenants may be unaware of
important rights and obligations. The VRLTA provides Virginia’s legal requirements and
limitations on these and other rental issues.
Coverage of the Act: The Virginia General Assembly may amend the VRLTA during any
year. This handbook includes all amendments to the VRLTA that became effective July 1,
2020.
Where to get Information and Advice
There are public and private sources of assistance, in addition to the courts, to which
landlords and tenants may turn. Some local organizations provide services such as dispute
mediation, counseling, and low-cost legal advice. Although only the courts can enforce
rights and responsibilities, the following are often able to help resolve disputes or provide
basic information:
Attorney General’s Office, Consumer Protection Section: This office may be able to assist
with consumer questions about landlord tenant issues. In most cases, however, the
VRLTA and the rental agreement specify remedies available for such problems. Call toll-
free 1-800-552-9963 or 804-786-2042.
https://www.oag.state.va.us/consumer-protection/
Also check for local consumer affairs agencies, such as those following:
Alexandria Department of Housing
Landlord-Tenant Relations
421 King Street, Suite 215
Alexandria, VA 22314
Telephone (703) 746-4990
http://www.alexandriava.gov/Housing
Fairfax County Department of Cable Communications and Consumer Affairs*
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12000 Government Center Parkway, Suite 433
Fairfax, VA 22035
Telephone (703) 222-8435
TTY: 711 (Virginia Relay)
Online complaints https://www.fairfaxcounty.gov/cableconsumer/csd/tenant-landlord
*Fairfax County maintains a Tenant-Landlord Commission within this office. This office does not conduct
telephone counseling but takes written complaints, produces and distributes a tenant and landlord
booklet specific to Fairfax County at no cost to consumers.
The Virginia Fair Housing Office: Any person who believes they have been discriminated
against in the rental of a home or a manufactured home lot should contact:
The Virginia Fair Housing Office
Perimeter Center
9960 Mayland Drive
Richmond, Virginia 23233
(804) 367-8530
Toll Free: (888) 551-3247
TDD: 711 (Virginia Relay)
http://www.dpor.virginia.gov/fairhousing/
The Virginia Poverty Law Center provides information and assistance on landlord and
tenant issues at http://www.vplc.org/housing-law/
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Legal Aid
Virginia Legal Aid
Central Intake 1-866-534-5243
www.VALegalAid.org
Central Intake will direct callers to the appropriate local resources.
Eviction Legal Helpline
1-833-NoEvict
Service for tenants in the process of being evicted or at risk of eviction.
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Code of Virginia, Title 55.1, Property and Conveyances
Chapter 12
Virginia Residential Landlord and Tenant Act
Article 1. General Provisions.
§ 55.1-1200. Definitions.
As used in this chapter, unless the context requires a different meaning:
"Action" means any recoupment, counterclaim, setoff, or other civil action and any
other proceeding in which rights are determined, including actions for possession, rent,
unlawful detainer, unlawful entry, and distress for rent.
"Application deposit" means any refundable deposit of money, however denominated,
including all money intended to be used as a security deposit under a rental agreement,
or property, that is paid by a tenant to a landlord for the purpose of being considered as
a tenant for a dwelling unit.
"Application fee" means any nonrefundable fee that is paid by a tenant to a landlord or
managing agent for the purpose of being considered as a tenant for a dwelling unit.
"Assignment" means the transfer by any tenant of all interests created by a rental
agreement.
"Authorized occupant" means a person entitled to occupy a dwelling unit with the
consent of the landlord, but who has not signed the rental agreement and therefore
does not have the financial obligations as a tenant under the rental agreement.
"Building or housing code" means any law, ordinance, or governmental regulation
concerning fitness for habitation or the construction, maintenance, operation,
occupancy, use, or appearance of any structure or that part of a structure that is used as
a home, residence, or sleeping place by one person who maintains a household or by
two or more persons who maintain a common household.
"Commencement date of rental agreement" means the date upon which the tenant is
entitled to occupy the dwelling unit as a tenant.
"Community land trust" means a community housing development organization whose
(i) corporate membership is open to any adult resident or organization of a particular
geographic area specified in the bylaws of the organization and (ii) board of directors
includes a majority of members who are elected by the corporate membership and are
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composed of tenants, corporate members who are not tenants, and any other category
of persons specified in the bylaws of the organization and that:
1. Is not sponsored by a for-profit organization;
2. Acquires parcels of land, held in perpetuity, primarily for conveyance under long-term
ground leases;
3. Transfers ownership of any structural improvements located on such leased parcels to
the tenant; and
4. Retains a preemptive option to purchase any such structural improvement at a price
determined by formula that is designed to ensure that the improvement remains
affordable to low-income and moderate-income families in perpetuity.
"Dwelling unit" means a structure or part of a structure that is used as a home or
residence by one or more persons who maintain a household, including a manufactured
home, as defined in § 55.1-1300.
"Effective date of rental agreement" means the date on which the rental agreement is
signed by the landlord and the tenant obligating each party to the terms and conditions
of the rental agreement.
"Essential service" includes heat, running water, hot water, electricity, and gas.
"Facility" means something that is built, constructed, installed, or established to
perform some particular function.
"Good faith" means honesty in fact in the conduct of the transaction concerned.
"Guest or invitee" means a person, other than the tenant or an authorized occupant,
who has the permission of the tenant to visit but not to occupy the premises.
"Interior of the dwelling unit" means the inside of the dwelling unit, consisting of
interior walls, floor, and ceiling, that enclose the dwelling unit as conditioned space
from the outside air.
"Landlord" means the owner, lessor, or sublessor of the dwelling unit or the building of
which such dwelling unit is a part. "Landlord" also includes a managing agent of the
premises who fails to disclose the name of such owner, lessor, or sublessor. Such
managing agent shall be subject to the provisions of § 16.1-88.03. "Landlord" does not
include a community land trust.
"Managing agent" means the person authorized by the landlord to act as the property
manager on behalf of the landlord pursuant to the written property management
agreement.
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"Mold remediation in accordance with professional standards" means mold remediation
of that portion of the dwelling unit or premises affected by mold, or any personal
property of the tenant affected by mold, performed consistent with guidance
documents published by the U.S. Environmental Protection Agency, the U.S.
Department of Housing and Urban Development, or the American Conference of
Governmental Industrial Hygienists (Bioaerosols: Assessment and Control); Standard
and Reference Guides of the Institute of Inspection, Cleaning and Restoration
Certification (IICRC) for Professional Water Damage Restoration and Professional Mold
Remediation; or any protocol for mold remediation prepared by an industrial hygienist
consistent with such guidance documents.
"Multifamily dwelling unit" means more than one single-family dwelling unit located in a
building. However, nothing in this definition shall be construed to apply to any
nonresidential space in such building.
"Natural person," wherever the chapter refers to an owner as a "natural person,"
includes co-owners who are natural persons, either as tenants in common, joint tenants,
tenants in partnership, tenants by the entirety, trustees or beneficiaries of a trust,
general partnerships, limited liability partnerships, registered limited liability
partnerships or limited liability companies, or any other lawful combination of natural
persons permitted by law.
"Notice" means notice given in writing by either regular mail or hand delivery, with the
sender retaining sufficient proof of having given such notice in the form of a certificate
of service confirming such mailing prepared by the sender. However, a person shall be
deemed to have notice of a fact if he has actual knowledge of it, he has received a
verbal notice of it, or, from all of the facts and circumstances known to him at the time
in question, he has reason to know it exists. A person "notifies" or "gives" a notice or
notification to another by taking steps reasonably calculated to inform another person,
whether or not the other person actually comes to know of it. If notice is given that is
not in writing, the person giving the notice has the burden of proof to show that the
notice was given to the recipient of the notice.
"Organization" means a corporation, government, governmental subdivision or agency,
business trust, estate, trust, partnership, or association; two or more persons having a
joint or common interest; any combination thereof; and any other legal or commercial
entity.
"Owner" means one or more persons or entities, jointly or severally, including a
mortgagee in possession, in whom is vested:
1. All or part of the legal title to the property; or
2. All or part of the beneficial ownership and a right to present use and enjoyment of
the premises.
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"Person" means any individual, group of individuals, corporation, partnership, business
trust, association, or other legal entity, or any combination thereof.
"Premises" means a dwelling unit and the structure of which it is a part, facilities and
appurtenances contained therein, and grounds, areas, and facilities held out for the use
of tenants generally or whose use is promised to the tenant.
"Processing fee for payment of rent with bad check" means the processing fee specified
in the rental agreement, not to exceed $50, assessed by a landlord against a tenant for
payment of rent with a check drawn by the tenant on which payment has been refused
by the payor bank because the drawer had no account or insufficient funds.
"Readily accessible" means areas within the interior of the dwelling unit available for
observation at the time of the move-in inspection that do not require removal of
materials, personal property, equipment, or similar items.
"Rent" means all money, other than a security deposit, owed or paid to the landlord
under the rental agreement, including prepaid rent paid more than one month in
advance of the rent due date.
"Rental agreement" or "lease agreement" means all rental agreements, written or oral,
and valid rules and regulations adopted under § 55.1-1228 embodying the terms and
conditions concerning the use and occupancy of a dwelling unit and premises.
"Rental application" means the written application or similar document used by a
landlord to determine if a prospective tenant is qualified to become a tenant of a
dwelling unit.
"Residential tenancy" means a tenancy that is based on a rental agreement between a
landlord and a tenant for a dwelling unit.
"Roomer" means a person occupying a dwelling unit that lacks a major bathroom or
kitchen facility, in a structure where one or more major facilities are used in common by
occupants of the dwelling unit and other dwelling units. "Major facility" in the case of a
bathroom means a toilet and either a bath or shower and in the case of a kitchen means
a refrigerator, stove, or sink.
"Security deposit" means any refundable deposit of money that is furnished by a tenant
to a landlord to secure the performance of the terms and conditions of a rental
agreement, as a security for damages to the leased premises, or as a pet deposit.
However, such money shall be deemed an application deposit until the commencement
date of the rental agreement. "Security deposit" does not include a damage insurance
policy or renter's insurance policy, as those terms are defined in § 55.1-1206, purchased
by a landlord to provide coverage for a tenant.
"Single-family residence" means a structure, other than a multifamily residential
structure, maintained and used as a single dwelling unit, condominium unit, or any
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other dwelling unit that has direct access to a street or thoroughfare and does not share
heating facilities, hot water equipment, or any other essential facility or essential service
with any other dwelling unit.
"Sublease" means the transfer by any tenant of any but not all interests created by a
rental agreement.
"Tenant" means a person entitled only under the terms of a rental agreement to occupy
a dwelling unit to the exclusion of others and includes a roomer. "Tenant" does not
include (i) an authorized occupant, (ii) a guest or invitee, or (iii) any person who
guarantees or cosigns the payment of the financial obligations of a rental agreement but
has no right to occupy a dwelling unit.
"Tenant records" means all information, including financial, maintenance, and other
records about a tenant or prospective tenant, whether such information is in written or
electronic form or any other medium.
"Utility" means electricity, natural gas, or water and sewer provided by a public service
corporation or such other person providing utility services as permitted under § 56-1.2.
If the rental agreement so provides, a landlord may use submetering equipment or
energy allocation equipment as defined in § 56-245.2 or a ratio utility billing system as
defined in § 55.1-1212.
"Visible evidence of mold" means the existence of mold in the dwelling unit that is
visible to the naked eye by the landlord or tenant in areas within the interior of the
dwelling unit readily accessible at the time of the move-in inspection.
"Written notice" means notice given in accordance with § 55.1-1202, including any
representation of words, letters, symbols, numbers, or figures, whether (i) printed in or
inscribed on a tangible medium or (ii) stored in an electronic form or any other medium,
retrievable in a perceivable form, and regardless of whether an electronic signature
authorized by the Uniform Electronic Transactions Act 59.1-479 et seq.) is affixed.
§ 55.1-1201. Applicability of chapter; local authority.
A. This chapter shall apply to all jurisdictions in the Commonwealth and may not be
waived or otherwise modified, in whole or in part, by the governing body of any locality
or its boards or commissions or other instrumentalities or by the courts of the
Commonwealth. Occupancy in a public housing unit or other housing unit that is a
dwelling unit is subject to this chapter; however, if the provisions of this chapter are
inconsistent with the regulations of the U.S. Department of Housing and Urban
Development, such regulations shall control.
B. The provisions of this chapter shall apply to occupancy in all single-family and
multifamily dwelling units and multifamily dwelling units located in the Commonwealth.
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C. The following tenancies and occupancies are not residential tenancies under this
chapter:
1. Residence at a public or private institution, if incidental to detention or the provision
of medical, geriatric, educational, counseling, religious, or similar services;
2. Occupancy by a member of a fraternal or social organization in the portion of a
structure operated for the benefit of the organization;
3. Occupancy by an owner of a condominium unit or a holder of a proprietary lease in a
cooperative;
4. Occupancy in a campground as defined in § 35.1-1;
5. Occupancy by a tenant who pays no rent pursuant to a rental agreement;
6. Occupancy by an employee of a landlord whose right to occupancy in a multifamily
dwelling unit is conditioned upon employment in and about the premises or a former
employee whose occupancy continues less than 60 days; or
7. Occupancy under a contract of sale of a dwelling unit or the property of which it is a
part, if the occupant is the purchaser or a person who succeeds to his interest.
D. The following provisions apply to occupancy in a hotel, motel, extended stay facility,
etc.:
1. A guest who is an occupant of a hotel, motel, extended stay facility, vacation
residential facility, including those governed by the Virginia Real Estate Time-Share Act
55.1-2200 et seq.), boardinghouse, or similar transient lodging shall not be construed
to be a tenant living in a dwelling unit if such person does not reside in such lodging as
his primary residence. Such guest shall be exempt from this chapter, and the innkeeper
or property owner, or his agent, shall have the right to use self-help eviction under
Virginia law, without the necessity of the filing of an unlawful detainer action in a court
of competent jurisdiction and the execution of a writ of eviction issued pursuant to such
action, which would otherwise be required under this chapter.
2. A hotel, motel, extended stay facility, vacation residential facility, including those
governed by the Virginia Real Estate Time-Share Act 55.1-2200 et seq.),
boardinghouse, or similar transient lodging shall be exempt from the provisions of this
chapter if overnight sleeping accommodations are furnished to a person for
consideration if such person does not reside in such lodging as his primary residence.
3. If a person resides in a hotel, motel, extended stay facility, vacation residential facility,
including those governed by the Virginia Real Estate Time-Share Act 55.1-2200 et
seq.), boardinghouse, or similar transient lodging as his primary residence for 90
consecutive days or less, such lodging shall not be subject to the provisions of this
chapter. However, the owner of such lodging establishment shall give a five-day written
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notice of nonpayment to a person residing in such lodging and, upon the expiration of
the five-day period specified in the notice, may exercise self-help eviction if payment in
full has not been received.
4. If a person resides in a hotel, motel, extended stay facility, vacation residential facility,
including those governed by the Virginia Real Estate Time-Share Act 55.1-2200 et
seq.), boardinghouse, or similar transient lodging as his primary residence for more than
90 consecutive days or is subject to a written lease for more than 90 days, such lodging
shall be subject to the provisions of this chapter.
5. Nothing herein shall be construed to preclude the owner of a lodging establishment
that uses self-help eviction pursuant to this section from pursuing any civil or criminal
remedies under the laws of the Commonwealth.
E. Nothing in this chapter shall prohibit a locality from establishing a commission,
reconciliatory in nature only, or designating an existing agency, which upon mutual
agreement of the parties may mediate conflicts that may arise out of the application of
this chapter, nor shall anything in this chapter be deemed to prohibit an ordinance
designed to effect compliance with local property maintenance codes. This chapter shall
supersede all other local ordinances or regulations concerning landlord and tenant
relations and the leasing of residential property.
§ 55.1-1202. Notice.
A. If the rental agreement so provides, the landlord and tenant may send notices in
electronic form; however, any tenant who so requests may elect to send and receive
notices in paper form. If electronic delivery is used, the sender shall retain sufficient
proof of the electronic delivery, which may be an electronic receipt of delivery, a
confirmation that the notice was sent by facsimile, or a certificate of service prepared by
the sender confirming the electronic delivery.
B. In the case of the landlord, notice is served on the landlord at his place of business
where the rental agreement was made or at any place held out by the landlord as the
place for receipt of the communication.
In the case of the tenant, notice is served at the tenant's last known place of residence,
which may be the dwelling unit.
C. Notice, knowledge, or a notice or notification received by an organization is effective
for a particular transaction from the time it is brought to the attention of the person
conducting that transaction, or from the time it would have been brought to his
attention if the organization had exercised reasonable diligence.
D. No notice of termination of tenancy served upon a tenant by a public housing
authority organized under the Housing Authorities Law 36-1 et seq.) shall be effective
unless it contains on its first page, in type no smaller or less legible than that otherwise
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used in the body of the notice, the name, address, and telephone number of the legal
aid program, if any, serving the jurisdiction in which the premises is located.
No notice of termination of tenancy served upon a tenant receiving tenant-based rental
assistance through (i) the Housing Choice Voucher Program, 42 U.S.C. § 1437f(o), or (ii)
any other federal, state, or local program by a private landlord shall be effective unless
it contains on its first page, in type no smaller or less legible than that otherwise used in
the body of the notice, the statewide legal aid telephone number and website address.
E. The landlord may, in accordance with a written agreement, delegate to a managing
agent or other third party the responsibility of providing any written notice under this
chapter. The landlord may also engage an attorney at law to prepare or provide any
written notice under this chapter or legal process under Title 8.01. Nothing herein shall
be construed to preclude use of an electronic signature as defined in § 59.1-480, or an
electronic notarization as defined in § 47.1-2, in any written notice under this chapter or
legal process under Title 8.01.
§ 55.1-1203. Application; deposit, fee, and additional information.
A. Any landlord may require a refundable application deposit in addition to a
nonrefundable application fee. If the applicant fails to rent the unit for which application
was made, from the application deposit the landlord shall refund to the applicant within
20 days after the applicant's failure to rent the unit or the landlord's rejection of the
application all sums in excess of the landlord's actual expenses and damages together
with an itemized list of such expenses and damages. If, however, the application deposit
was made by cash, certified check, cashier's check, or postal money order, such refund
shall be made within 10 days of the applicant's failure to rent the unit if the failure to
rent is due to the landlord's rejection of the application. If the landlord fails to comply
with this section, the applicant may recover as damages suffered by him that portion of
the application deposit wrongfully withheld and reasonable attorney fees.
B. A landlord may request that a prospective tenant provide information that will enable
the landlord to determine whether each applicant may become a tenant. The landlord
may photocopy each applicant's driver's license or other similar photo identification,
containing either the applicant's social security number or control number issued by the
Department of Motor Vehicles pursuant to § 46.2-342. However, a landlord shall not
photocopy a U.S. government-issued identification so long as to do so is a violation of 18
U.S.C. § 701. The landlord may require, for the purpose of determining whether each
applicant is eligible to become a tenant in the landlord's dwelling unit, that each
applicant provide a social security number issued by the U.S. Social Security
Administration or an individual taxpayer identification number issued by the U.S.
Internal Revenue Service.
C. An application fee shall not exceed $50, exclusive of any actual out-of-pocket
expenses paid by the landlord to a third party performing background, credit, or other
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pre-occupancy checks on the applicant. However, where an application is being made
for a dwelling unit that is a public housing unit or other housing unit subject to
regulation by the U.S. Department of Housing and Urban Development, an application
fee shall not exceed $32, exclusive of any actual out-of-pocket expenses paid to a third
party by the landlord performing background, credit, or other pre-occupancy checks on
the applicant.
D. A landlord shall consider evidence of an applicant's status as a victim of family abuse,
as defined in § 16.1-228, to mitigate any adverse effect of an otherwise qualified
applicant's low credit score. In order to establish the applicant's status as a victim of
family abuse, an applicant may submit to the landlord (i) a letter from a sexual and
domestic violence program, a housing counselor certified by the U.S. Department of
Housing and Urban Development, or an attorney representing the applicant; (ii) a law-
enforcement incident report; or (iii) a court order. If a landlord does not comply with
this section, the applicant may recover actual damages, including all amounts paid to
the landlord as an application fee, application deposit, or reimbursement for any of the
landlord's out-of-pocket expenses that were charged to the prospective tenant, along
with attorney fees.
§ 55.1-1204. Terms and conditions of rental agreement; payment of rent;
copy of rental agreement for tenant.
A. A landlord and tenant may include in a rental agreement terms and conditions not
prohibited by this chapter or other rule of law, including rent, charges for late payment
of rent, the term of the agreement, automatic renewal of the rental agreement,
requirements for notice of intent to vacate or terminate the rental agreement, and
other provisions governing the rights and obligations of the parties.
B. A landlord shall offer a prospective tenant a written rental agreement containing the
terms governing the rental of the dwelling unit and setting forth the terms and
conditions of the landlord-tenant relationship and shall provide with it the statement of
tenant rights and responsibilities developed by the Department of Housing and
Community Development and posted on its website pursuant to § 36-139. The parties to
a written rental agreement shall sign the form developed by the Department of Housing
and Community Development and posted on its website pursuant to § 36-
139 acknowledging that the tenant has received from the landlord the statement of
tenant rights and responsibilities. The written rental agreement shall be effective upon
the date signed by the parties.
C. If a landlord does not offer a written rental agreement, the tenancy shall exist by
operation of law, consisting of the following terms and conditions:
1. The provision of this chapter shall be applicable to the dwelling unit that is being
rented;
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2. The duration of the rental agreement shall be for 12 months and shall not be subject
to automatic renewal, except in the event of a month-to-month lease as otherwise
provided for under subsection C of § 55.1-1253;
3. Rent shall be paid in 12 equal periodic installments in an amount agreed upon by the
landlord and the tenant and if no amount is agreed upon, the installments shall be at
fair market rent;
4. Rent payments shall be due on the first day of each month during the tenancy and
shall be considered late if not paid by the fifth of the month;
5. If the rent is paid by the tenant after the fifth day of any given month, the landlord
shall be entitled to charge a late charge as provided in this chapter;
6. The landlord may collect a security deposit in an amount, or require damage
insurance coverage for an amount, or any combination thereof, not to exceed a total
amount equal to two months of rent; and
7. The parties may enter into a written rental agreement at any time during the 12-
month tenancy created by this subsection.
D. Except as provided in the written rental agreement, or as provided in subsection C if
no written agreement is offered, rent shall be payable without demand or notice at the
time and place agreed upon by the parties. Except as provided in the written rental
agreement, rent is payable at the place designated by the landlord, and periodic rent is
payable at the beginning of any term of one month or less and otherwise in equal
installments at the beginning of each month. If the landlord receives from a tenant a
written request for a written statement of charges and payments, he shall provide the
tenant with a written statement showing all debits and credits over the tenancy or the
past 12 months, whichever is shorter. The landlord shall provide such written statement
within 10 business days of receiving the request.
E. A landlord shall not charge a tenant for late payment of rent unless such charge is
provided for in the written rental agreement. No such late charge shall exceed the lesser
of 10 percent of the periodic rent or 10 percent of the remaining balance due and owed
by the tenant.
F. Except as provided in the written rental agreement or, as provided in subsection C if
no written agreement is offered, the tenancy shall be week-to-week in the case of a
tenant who pays weekly rent and month-to-month in all other cases. Terminations of
tenancies shall be governed by § 55.1-1253 unless the rental agreement provides for a
different notice period.
G. If the rental agreement contains any provision allowing the landlord to approve or
disapprove a sublessee or assignee of the tenant, the landlord shall, within 10 business
days of receipt of the written application of the prospective sublessee or assignee on a
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form to be provided by the landlord, approve or disapprove the sublessee or assignee.
Failure of the landlord to act within 10 business days is evidence of his approval.
H. The landlord shall provide a copy of any written rental agreement and the statement
of tenant rights and responsibilities to the tenant within one month of the effective date
of the written rental agreement. The failure of the landlord to deliver such a rental
agreement and statement shall not affect the validity of the agreement. However, the
landlord shall not file or maintain an action against the tenant in a court of law for any
alleged lease violation until he has provided the tenant with the statement of tenant
rights and responsibilities.
I. No unilateral change in the terms of a rental agreement by a landlord or tenant shall
be valid unless (i) notice of the change is given in accordance with the terms of the
rental agreement or as otherwise required by law and (ii) both parties consent in writing
to the change.
J. The landlord shall provide the tenant with a written receipt, upon request from the
tenant, whenever the tenant pays rent in the form of cash or money order.
§ 55.1-1205. Prepaid rent; maintenance of escrow account.
A landlord and a tenant may agree in a rental agreement that the tenant pay prepaid
rent. If a landlord receives prepaid rent, it shall be placed in an escrow account in a
federally insured depository authorized to do business in Virginia by the end of the fifth
business day following receipt and shall remain in the account until such time as the
prepaid rent becomes due. Unless the landlord has otherwise become entitled to
receive any portion of the prepaid rent, it shall not be removed from the escrow
account required by this section without the written consent of the tenant.
§ 55.1-1206. Landlord may obtain certain insurance for tenant.
A. A landlord may require as a condition of tenancy that a tenant have commercial
insurance coverage as specified in the rental agreement to secure the performance by
the tenant of the terms and conditions of the rental agreement and pay for the cost of
premiums for such insurance coverage obtained by the landlord, generally known as
"damage insurance." As provided in § 55.1-1200, such payments shall not be deemed a
security deposit, but shall be rent. However, as provided in § 55.1-1208, the landlord
shall not require a tenant to pay both a security deposit and the cost of damage
insurance premiums, if the total amount of any security deposit and damage insurance
coverage exceeds the amount of two months' periodic rent. The landlord shall notify a
tenant in writing that the tenant has the right to obtain a separate policy from the
landlord's policy for damage insurance. If a tenant elects to obtain a separate policy, the
tenant shall submit to the landlord written proof of such coverage and shall maintain
such coverage at all times during the term of the rental agreement. Where a landlord
obtains damage insurance coverage on behalf of a tenant, the insurance policy shall
provide coverage for the tenant as an insured. The landlord shall recover from the
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tenant the actual costs of such insurance coverage and may recover administrative or
other fees associated with administration of a damage insurance policy, including a
tenant opting out of the insurance coverage provided by the landlord pursuant to this
subsection. If a landlord obtains damage insurance for his tenants, the landlord shall
provide to each tenant, prior to execution of the rental agreement, a summary of the
insurance policy or certificate evidencing the coverage being provided and upon request
of the tenant make available a copy of the insurance policy.
B. A landlord may require as a condition of tenancy that a tenant have renter's
insurance as specified in the rental agreement that is a combination multi-peril policy
containing fire, miscellaneous property, and personal liability coverage insuring personal
property located in dwelling units not occupied by the owner. A landlord may require a
tenant to pay for the cost of premiums for such insurance obtained by the landlord, in
order to provide such coverage for the tenant as part of rent or as otherwise provided in
this section. As provided in § 55.1-1200, such payments shall not be deemed a security
deposit but shall be rent. The landlord shall notify a tenant in writing that the tenant has
the right to obtain a separate policy from the landlord's policy for renter's insurance. If a
tenant elects to obtain a separate policy, the tenant shall submit to the landlord written
proof of such coverage and shall maintain such coverage at all times during the term of
the rental agreement. If a tenant allows his renter's insurance policy required by the
rental agreement to lapse for any reason, the landlord may provide any landlord's
renter's insurance coverage to such tenant. The tenant shall be obligated to pay for the
cost of premiums for such insurance as rent or as otherwise provided herein until the
tenant has provided written documentation to the landlord showing that the tenant has
reinstated his own renter's insurance coverage.
C. If the landlord requires that such premiums be paid prior to the commencement of
the tenancy, the total amount of all security deposits, insurance coverage for damage
insurance, and insurance premiums for renter's insurance shall not exceed the amount
of two months' periodic rent. Otherwise, the landlord may add a monthly amount as
additional rent to recover the costs of such insurance coverage.
D. Where a landlord obtains renter's insurance coverage on behalf of a tenant, the
insurance policy shall provide coverage for the tenant as an insured. The landlord shall
recover from the tenant the actual costs of such insurance coverage and may recover
administrative or other fees associated with the administration of a renter's insurance
program, including a tenant opting out of the insurance coverage provided to the tenant
pursuant to this subsection. If a landlord obtains renter's insurance for his tenants, the
landlord shall provide to each tenant, prior to execution of the rental agreement, a
summary of the insurance policy prepared by the insurer or certificate evidencing the
coverage being provided and upon request of the tenant make available a copy of the
insurance policy. Such summary or certificate shall include a statement regarding
whether the insurance policy contains a waiver of subrogation provision. Any failure of
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the landlord to provide such summary or certificate, or to make available a copy of the
insurance policy, shall not affect the validity of the rental agreement.
If the rental agreement does not require the tenant to obtain renter's insurance, the
landlord shall provide a written notice to the tenant, prior to the execution of the rental
agreement, stating that (i) the landlord is not responsible for the tenant's personal
property, (ii) the landlord's insurance coverage does not cover the tenant's personal
property, and (iii) if the tenant wishes to protect his personal property, he should obtain
renter's insurance. The notice shall inform the tenant that any such renter's insurance
obtained by the tenant does not cover flood damage and advise the tenant to contact
the Federal Emergency Management Agency (FEMA) or visit the websites for FEMA's
National Flood Insurance Program or for the Virginia Department of Conservation and
Recreation's Flood Risk Information System to obtain information regarding whether the
property is located in a special flood hazard area. Any failure of the landlord to provide
such notice shall not affect the validity of the rental agreement. If the tenant requests
translation of the notice from the English language to another language, the landlord
may assist the tenant in obtaining a translator or refer the tenant to an electronic
translation service. In doing so, the landlord shall not be deemed to have breached any
of his obligations under this chapter or otherwise become liable for any inaccuracies in
the translation. The landlord shall not charge a fee for such assistance or referral.
E. Nothing in this section shall be construed to prohibit the landlord from recovering
from the tenant, as part of the rent, the tenant's prorated share of the actual costs of
other insurance coverages provided by the landlord relative to the premises, or the
tenant's prorated share of a self-insurance program held in an escrow account by the
landlord, including the landlord's administrative or other fees associated with the
administration of such coverages. The landlord may apply such funds held in escrow to
pay claims pursuant to the landlord's self-insurance plan.
§ 55.1-1207. Effect of unsigned or undelivered rental agreement.
If the landlord does not sign and deliver a written rental agreement signed and
delivered to him by the tenant, acceptance of rent without reservation by the landlord
gives the rental agreement the same effect as if it had been signed and delivered by the
landlord. If the tenant does not sign and deliver a written rental agreement signed and
delivered to him by the landlord, acceptance of possession or payment of rent without
reservation gives the rental agreement the same effect as if it had been signed and
delivered by the tenant. If a rental agreement given effect pursuant to this section
provides for a term longer than one year, it is effective for only one year.
§ 55.1-1208. Prohibited provisions in rental agreements.
A. A rental agreement shall not contain provisions that the tenant:
1. Agrees to waive or forgo rights or remedies under this chapter;
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2. Agrees to waive or forgo rights or remedies pertaining to the 120-day conversion or
rehabilitation notice required in the Virginia Condominium Act 55.1-1900 et seq.) or
the Virginia Real Estate Cooperative Act 55.1-2100 et seq.) or under § 55.1-1410;
3. Authorizes any person to confess judgment on a claim arising out of the rental
agreement;
4. Agrees to pay the landlord's attorney fees except as provided in this chapter;
5. Agrees to the exculpation or limitation of any liability of the landlord to the tenant
arising under law or to indemnify the landlord for that liability or any associated costs;
6. Agrees as a condition of tenancy in public housing to a prohibition or restriction of
any lawful possession of a firearm within individual dwelling units unless required by
federal law or regulation; or
7. Agrees to both the payment of a security deposit and the provision of a bond or
commercial insurance policy purchased by the tenant to secure the performance of the
terms and conditions of a rental agreement, if the total of the security deposit and the
bond or insurance coverage exceeds the amount of two months' periodic rent.
B. Any provision prohibited by subsection A that is included in a rental agreement is
unenforceable. If a landlord brings an action to enforce any such provision, the tenant
may recover actual damages sustained by him and reasonable attorney fees.
§ 55.1-1209. Confidentiality of tenant records.
A. No landlord or managing agent shall release information about a tenant or
prospective tenant in the possession of the landlord or managing agent to a third party
unless:
1. The tenant or prospective tenant has given prior written consent;
2. The information is a matter of public record as defined in § 2.2-3701;
3. The information is a summary of the tenant's rent payment record, including the
amount of the tenant's periodic rent payment;
4. The information is a copy of a material noncompliance notice that has not been
remedied or a termination notice given to the tenant under § 55.1-1245 and the tenant
did not remain in the premises after such notice was given;
5. The information is requested by a local, state, or federal law-enforcement or public
safety official in the performance of his duties;
6. The information is requested pursuant to a subpoena in a civil case;
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7. The information is requested by a local commissioner of the revenue in accordance
with § 58.1-3901;
8. The information is requested by a contract purchaser of the landlord's property,
provided that the contract purchaser agrees in writing to maintain the confidentiality of
such information;
9. The information is requested by a lender of the landlord for financing or refinancing
of the property;
10. The information is requested by the commanding officer, military housing officer, or
military attorney of the tenant;
11. The third party is the landlord's attorney or the landlord's collection agency;
12. The information is otherwise provided in the case of an emergency;
13. The information is requested by the landlord to be provided to the managing agent
or a successor to the managing agent; or
14. The information is requested by an employee or independent contractor of the
United States to obtain census information pursuant to federal law.
B. Any information received by a landlord pursuant to § 55.1-1203 shall remain a
confidential tenant record and shall not be released to any person except in response to
a subpoena.
C. A tenant may designate a third party to receive duplicate copies of a summons that
has been issued pursuant to § 8.01-126 and of written notices from the landlord relating
to the tenancy. Where such a third party has been designated by the tenant, the
landlord shall mail the duplicate copy of any summons issued pursuant to § 8.01-126 or
notice to the designated third party at the same time the summons or notice is mailed
to or served upon the tenant. Nothing in this subsection shall be construed to grant
standing to any third party designated by the tenant to challenge actions of the landlord
in which notice was mailed pursuant to this subsection. The failure of the landlord to
give notice to a third party designated by the tenant shall not affect the validity of any
judgment entered against the tenant.
D. A landlord or managing agent may enter into an agreement with a third-party service
provider to maintain tenant records in electronic form or other medium. In such case,
the landlord and managing agent shall not be liable under this section in the event of a
breach of the electronic data of such third-party service provider, except in the case of
gross negligence or intentional act. Nothing in this section shall be construed to require
a landlord or managing agent to indemnify such third-party service provider.
E. A tenant may request a copy of his tenant records in paper or electronic form. If the
rental agreement so provides, a landlord may charge a tenant requesting more than one
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copy of his records the actual costs of preparing copies of such records. However, if the
landlord makes available tenant records to each tenant by electronic portal, the tenant
shall not be required to pay for access to such portal.
§ 55.1-1210. Landlord and tenant remedies for abuse of access.
If the tenant refuses to allow lawful access, the landlord may obtain injunctive relief to
compel access, or terminate the rental agreement. In either case, the landlord may
recover actual damages and reasonable attorney fees. If the landlord makes an unlawful
entry or a lawful entry in an unreasonable manner or makes repeated demands for
entry that is otherwise lawful but that have the effect of unreasonably harassing the
tenant, the tenant may obtain injunctive relief to prevent the recurrence of the conduct,
or terminate the rental agreement. In either case, the tenant may recover actual
damages and reasonable attorney fees.
§ 55.1-1211. Appointment of resident agent by nonresident property owner;
service of process, etc., on such agent or on Secretary of the
Commonwealth.
A. As used in this section, "nonresident property owner" means any nonresident
individual or group of individuals who owns and leases residential real property.
B. Every nonresident property owner shall appoint and continuously maintain an agent
who (i) if such agent is an individual, is a resident of the Commonwealth, or if such agent
is a corporation, limited liability company, partnership, or other entity, is authorized to
transact business in the Commonwealth and (ii) maintains a business office within the
Commonwealth. Every lease executed by or on behalf of nonresident property owners
regarding any such real property shall specifically designate such agent and the agent's
office address for the purpose of service of any process, notice, order, or demand
required or permitted by law to be served upon such nonresident property owner.
C. Whenever any nonresident property owner fails to appoint or maintain an agent, as
required in this section, or whenever his agent cannot with reasonable diligence be
found, then the Secretary of the Commonwealth shall be an agent of the nonresident
property owner upon whom may be served any process, notice, order, or demand.
Service may be made on the Secretary of the Commonwealth or any of his staff at his
office who shall forthwith cause it to be sent by registered or certified mail addressed to
the nonresident property owner at his address as shown on the official tax records
maintained by the locality where the property is located.
D. The name and office address of the agent appointed as provided in this section shall
be filed in the office of the clerk of the court in which deeds are recorded in the county
or city in which the property lies. Recordation shall be in the same book as certificates of
fictitious names are recorded as provided by § 59.1-74, for which the clerk shall be
entitled to a fee of $10.
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E. No nonresident property owner shall maintain an action in the courts of the
Commonwealth concerning property for which a designation is required by this section
until such designation has been filed.
§ 55.1-1212. Energy submetering, energy allocation equipment, sewer and
water submetering equipment, and ratio utility billing systems; local
government fees.
A. As used in this section:
"Energy allocation equipment" means the same as that term is defined in § 56-245.2.
"Energy submetering equipment" has the same meaning ascribed to "submetering
equipment" in § 56-245.2.
"Local government fees" means any local government charges or fees assessed against a
residential building, including charges or fees for stormwater, recycling, trash collection,
elevator testing, fire or life safety testing, or residential rental inspection programs.
"Ratio utility billing system" means a program that utilizes a mathematical formula for
allocating, among the tenants in a residential building, the actual or anticipated water,
sewer, electrical, oil, or natural gas billings billed to the residential building owner from
a third-party provider of the utility service. Permitted allocation methods may include
formulas based on square footage, occupancy, number of bedrooms, or some other
specific method agreed to by the residential building owner and the tenant in the rental
agreement or lease.
"Residential building" means all of the individual units served through the same utility-
owned meter within a residential building that is defined in § 56-245.2 as an apartment
building or house or all of the individual dwelling units served through the same utility-
owned meter within a manufactured home park as defined in § 55.1-1300.
"Water and sewer submetering equipment" means equipment used to measure actual
water or sewer usage in any residential building when such equipment is not owned or
controlled by the utility or other provider of water or sewer service that provides service
to the residential building.
B. Energy submetering equipment, energy allocation equipment, water and sewer
submetering equipment, or a ratio utility billing system may be used in a residential
building if clearly stated in the rental agreement or lease for the residential building. All
energy submetering equipment and energy allocation equipment shall meet the
requirements and standards established and enforced by the State Corporation
Commission pursuant to § 56-245.3.
C. If energy submetering equipment, energy allocation equipment, or water and sewer
submetering equipment is used in any residential building, the owner, manager, or
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operator of such residential building shall bill the tenant for electricity, oil, natural gas,
or water and sewer for the same billing period as the utility serving the residential
building, unless the rental agreement or lease expressly provides otherwise. The owner,
manager, or operator of such residential building may charge and collect from the
tenant additional service charges, including monthly billing fees, account set-up fees, or
account move-out fees, to cover the actual costs of administrative expenses and billing
charged to the residential building owner, manager, or operator by a third-party
provider of such services, provided that such charges are agreed to by the residential
building owner and the tenant in the rental agreement or lease. The residential building
owner may require the tenant to pay a late charge of up to $5 if the tenant fails to make
payment when due, which shall not be less than 15 days following the date of mailing or
delivery of the bill sent pursuant to this section.
D. If a ratio utility billing system is used in any residential building, in lieu of increasing
the rent, the owner, manager, or operator of such residential building may employ such
a program that utilizes a mathematical formula for allocating, among the tenants in a
residential building, the actual or anticipated water, sewer, electrical, oil, or natural gas
billings billed to the residential building owner from a third-party provider of the utility
service. The owner, manager, or operator of the residential building may charge and
collect from the tenant additional service charges, including monthly billing fees,
account set-up fees, or account move-out fees, to cover the actual costs of
administrative expenses and billings charged to the residential building owner, manager,
or operator by a third-party provider of such services, provided that such charges are
agreed to by the residential building owner and the tenant in the rental agreement or
lease. The residential building owner may require the tenant to pay a late charge of up
to $5 if the tenant fails to make payment when due, which shall not be less than 15 days
following the date of mailing or delivery of the bill sent pursuant to this section. The late
charge shall be deemed rent (i) as defined in § 55.1-1200 if a ratio utility billing system is
used in a residential multifamily dwelling unit subject to this chapter or (ii) as defined in
§ 55.1-1300 if a ratio utility billing system is used in a manufactured home park subject
to the Manufactured Home Lot Rental Act 55.1-1300 et seq.).
E. Energy allocation equipment shall be tested periodically by the owner, manager, or
operator of the residential building. Upon the request by a tenant, the owner shall test
the energy allocation equipment without charge. The test conducted without charge to
the tenant shall not be conducted more frequently than once in a 24-month period for
the same tenant. The tenant or his designated representative may be present during the
testing of the energy allocation equipment. A written report of the results of the test
shall be made to the tenant within 10 working days after the completion of the test.
F. The owner of any residential building shall maintain adequate records regarding
energy submetering equipment, energy allocation equipment, water and sewer
submetering equipment, or a ratio utility billing system. A tenant may inspect and copy
the records for the leased premises during reasonable business hours at a convenient
location within or serving the residential building. The owner of the residential building
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may impose and collect a reasonable charge for copying documents, reflecting the
actual costs of materials and labor for copying, prior to providing copies of the records
to the tenant.
G. Notwithstanding any enforcement action undertaken by the State Corporation
Commission pursuant to its authority under § 56-245.3, tenants and owners shall retain
any private right of action resulting from any breach of the rental agreement or lease
terms required by this section or § 56-245.3, if applicable, to the same extent as such
actions may be maintained for breach of other terms of the rental agreement or lease
under this chapter, if applicable. The use of energy submetering equipment, energy
allocation equipment, water and sewer submetering equipment, or a ratio utility billing
system is not within the jurisdiction of the Department of Agriculture and Consumer
Services under Chapter 56 3.2-5600 et seq.) of Title 3.2.
H. In lieu of increasing the rent, the owner, manager, or operator of a residential
building may employ a program that utilizes a mathematical formula for allocating the
actual or anticipated local government fees billed to the residential building owner
among the tenants in such residential building if clearly stated in the rental agreement
or lease. Permitted allocation methods may include formulas based upon square
footage, occupancy, number of bedrooms, or some other specific method agreed to by
the residential building owner and the tenant in the rental agreement or lease. Such
owner, manager, or operator of a residential building may also charge and collect from
each tenant additional service charges, including monthly billing fees, account set-up
fees, or account move-out fees, to cover the actual costs of administrative expenses for
administration of such a program. If the building is residential and is subject to (i) this
chapter, such local government fees and administrative expenses shall be deemed to be
rent as defined in § 55.1-1200 or (ii) the Manufactured Home Lot Rental Act 55.1-
1300 et seq.), such local government fees and administrative expenses shall be deemed
to be rent as defined in § 55.1-1300.
I. Nothing in this section shall be construed to prohibit an owner, manager, or operator
of a residential building from including water, sewer, electrical, natural gas, oil, or other
utilities in the amount of rent as specified in the rental agreement or lease.
§ 55.1-1213. Transfer of deposits upon purchase.
The current owner of rental property shall transfer any security deposits and any
accrued interest on the deposits in his possession to the new owner at the time of the
transfer of the rental property. If the current owner has entered into a written property
management agreement with a managing agent in accordance with the provisions of
subsection E of § 54.1-2135, the current owner shall give written notice to the managing
agent requesting payment of such security deposits to the current owner prior to
settlement with the new owner. Upon receipt of the written notice, the managing agent
shall transfer the security deposits to the current owner and provide written notice to
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each tenant that his security deposit has been transferred to the new owner in
accordance with this section.
Article 2. Landlord Obligations.
§ 55.1-1214. Inspection of dwelling unit; report.
A. The landlord shall, within five days after occupancy of a dwelling unit, submit a
written report to the tenant itemizing damages to the dwelling unit existing at the time
of occupancy, and the report shall be deemed correct unless the tenant objects to it in
writing within five days after receipt of the report.
B. The landlord may adopt a written policy allowing the tenant to prepare the written
report of the move-in inspection, in which case the tenant shall submit a copy to the
landlord, and the report shall be deemed correct unless the landlord objects thereto in
writing within five days after receipt of the report. Such written policy adopted by the
landlord may also provide for the landlord and the tenant to prepare the written report
of the move-in inspection jointly, in which case both the landlord and the tenant shall
sign the written report and receive a copy of the report, at which time the inspection
report shall be deemed correct.
C. If any damages are reflected on the written report, a landlord is not required to make
repairs to address such damages unless required to do so under § 55.1-1215 or 55.1-
1220.
§ 55.1-1215. Disclosure of mold in dwelling units.
As part of the written report of the move-in inspection required by § 55.1-1214, the
landlord shall disclose whether there is any visible evidence of mold in areas readily
accessible within the interior of the dwelling unit. If the landlord's written disclosure
states that there is no visible evidence of mold in the dwelling unit, this written
statement shall be deemed correct unless the tenant objects to it in writing within five
days after receiving the report. If the landlord's written disclosure states that there is
visible evidence of mold in the dwelling unit, the tenant shall have the option to
terminate the tenancy and not take possession or remain in possession of the dwelling
unit. If the tenant requests to take possession, or remain in possession, of the dwelling
unit, notwithstanding the presence of visible evidence of mold, the landlord shall
promptly remediate the mold condition but in no event later than five business days
after the tenant's request to take possession or decision to remain in possession,
reinspect the dwelling unit to confirm that there is no visible evidence of mold in the
dwelling unit, and prepare a new report stating that there is no visible evidence of mold
in the dwelling unit upon reinspection.
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§ 55.1-1216. Disclosure of sale of premises.
A. For the purpose of service of process and receiving and issuing receipts for notices
and demands, the landlord or any person authorized to enter into a rental agreement
on his behalf shall disclose to the tenant in writing at or before the beginning of the
tenancy the name and address of:
1. The person authorized to manage the premises; and
2. An owner of the premises or any other person authorized to act for and on behalf of
the owner.
B. In the event of the sale of the premises, the landlord shall notify the tenant of such
sale and disclose to the tenant the name and address of the purchaser and a telephone
number at which such purchaser can be located.
C. With respect to a multifamily dwelling unit, if an application for registration of the
rental property as a condominium or cooperative has been filed with the Real Estate
Board, or if there is within six months an existing plan for tenant displacement resulting
from (i) demolition or substantial rehabilitation of the property or (ii) conversion of the
rental property to office, hotel, or motel use or planned unit development, the landlord
or any person authorized to enter into a rental agreement on his behalf shall disclose
that information in writing to any prospective tenant.
D. The information required to be furnished by this section shall be kept current, and
the provisions of this section extend to and are enforceable against any successor
landlord or owner. A person who fails to comply with this section becomes an agent of
each person who is a landlord for the purposes of service of process and receiving and
issuing receipts for notices and demands.
§ 55.1-1217. Required disclosures for properties located adjacent to a
military air installation; remedy for nondisclosure.
A. The landlord of property in any locality in which a military air installation is located, or
any person authorized to enter into a rental agreement on his behalf, shall provide to a
prospective tenant a written disclosure that the property is located in a noise zone or
accident potential zone, or both, as designated by the locality on its official zoning map.
Such disclosure shall be provided prior to the execution by the tenant of a written lease
agreement or, in the case of an oral lease agreement, prior to occupancy by the tenant.
The disclosure shall specify the noise zone or accident potential zone in which the
property is located according to the official zoning map of the locality. A disclosure
made pursuant to this section containing inaccurate information regarding the location
of the noise zone or accident potential zone shall be deemed as nondisclosure unless
the inaccurate information is provided by an officer or employee of the locality in which
the property is located.
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B. Any tenant who is not provided the disclosure required by subsection A may
terminate the lease agreement at any time during the first 30 days of the lease period
by sending to the landlord by certified or registered mail, return receipt requested, a
written notice of termination. Such termination shall be effective as of (i) 15 days after
the date of the mailing of the notice or (ii) the date through which rent has been paid,
whichever is later. In no event, however, shall the effective date of the termination
exceed one month from the date of mailing. Termination of the lease agreement shall
be the exclusive remedy for the failure to comply with the disclosure provisions of this
section, and shall not affect any rights or duties of the landlord or tenant arising under
this chapter, other applicable law, or the rental agreement.
§ 55.1-1218. Required disclosures for properties with defective drywall;
remedy for nondisclosure.
A. If the landlord of a dwelling unit has actual knowledge of the existence of defective
drywall in such dwelling unit that has not been remediated, the landlord shall provide to
a prospective tenant a written disclosure that the property has defective drywall. Such
disclosure shall be provided prior to the execution by the tenant of a written lease
agreement or, in the case of an oral lease agreement, prior to occupancy by the tenant.
For purposes of this section, "defective drywall" means all defective drywall as defined
in § 36-156.1.
B. Any tenant who is not provided the disclosure required by subsection A may
terminate the lease agreement at any time within 60 days of discovery of the existence
of defective drywall by providing written notice to the landlord in accordance with the
lease or as required by law. Such termination shall be effective as of (i) 15 days after the
date of the mailing of the notice or (ii) the date through which rent has been paid,
whichever is later. In no event, however, shall the effective date of the termination
exceed one month from the date of mailing. Termination of the lease agreement shall
be the exclusive remedy for the failure to comply with the disclosure provisions of this
section, and shall not affect any rights or duties of the landlord or tenant arising under
this chapter, other applicable law, or the rental agreement.
§ 55.1-1219. Required disclosures for property previously used to
manufacture methamphetamine; remedy for nondisclosure.
A. If the landlord of a dwelling unit has actual knowledge that the dwelling unit was
previously used to manufacture methamphetamine and has not been cleaned up in
accordance with the guidelines established pursuant to § 32.1-11.7 and the applicable
licensing provisions of Chapter 11 54.1-1100 et seq.) of Title 54.1, the landlord shall
provide to a prospective tenant a written disclosure that states such information. Such
disclosure shall be provided prior to the execution by the tenant of a written lease
agreement or, in the case of an oral lease agreement, prior to occupancy by the tenant.
27
B. Any tenant who is not provided the disclosure required by subsection A may
terminate the lease agreement at any time within 60 days of discovery that the property
was previously used to manufacture methamphetamine and has not been cleaned up in
accordance with the guidelines established pursuant to § 32.1-11.7 by providing written
notice to the landlord in accordance with the lease or as required by law. Such
termination shall be effective as of (i) 15 days after the date of the mailing of the notice
or (ii) the date through which rent has been paid, whichever is later. In no event,
however, shall the effective date of the termination exceed one month from the date of
mailing. Termination of the lease agreement shall be the exclusive remedy for the
failure to comply with the disclosure provisions required by this section and shall not
affect any rights or duties of the landlord or tenant arising under this chapter, other
applicable law, or the rental agreement.
§ 55.1-1220. Landlord to maintain fit premises.
A. The landlord shall:
1. Comply with the requirements of applicable building and housing codes materially
affecting health and safety;
2. Make all repairs and do whatever is necessary to put and keep the premises in a fit
and habitable condition;
3. Keep all common areas shared by two or more dwelling units of a multifamily
premises in a clean and structurally safe condition;
4. Maintain in good and safe working order and condition all electrical, plumbing,
sanitary, heating, ventilating, air-conditioning, and other facilities and appliances,
including elevators, supplied or required to be supplied by him;
5. Maintain the premises in such a condition as to prevent the accumulation of moisture
and the growth of mold and promptly respond to any notices from a tenant as provided
in subdivision A 10 of § 55.1-1227. Where there is visible evidence of mold, the landlord
shall promptly remediate the mold conditions in accordance with the requirements of
subsection E of § 8.01-226.12 and reinspect the dwelling unit to confirm that there is no
longer visible evidence of mold in the dwelling unit. The landlord shall provide a tenant
with a copy of a summary of information related to mold remediation occurring during
that tenancy and, upon request of the tenant, make available the full package of such
information and reports not protected by attorney-client privilege. Once the mold has
been remediated in accordance with professional standards, the landlord shall not be
required to make disclosures of a past incidence of mold to subsequent tenants;
6. Provide and maintain appropriate receptacles and conveniences for the collection,
storage, and removal of ashes, garbage, rubbish, and other waste incidental to the
occupancy of dwelling units and arrange for the removal of same;
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7. Supply running water and reasonable amounts of hot water at all times and
reasonable air conditioning if provided and heat in season except where the dwelling
unit is so constructed that heat, air conditioning, or hot water is generated by an
installation within the exclusive control of the tenant or supplied by a direct public
utility connection; and
8. Provide a certificate to the tenant stating that all smoke alarms are present, have
been inspected, and are in good working order no more than once every 12 months.
The landlord, his employee, or an independent contractor may perform the inspection
to determine that the smoke alarm is in good working order.
B. The landlord shall perform the duties imposed by subsection A in accordance with
law; however, the landlord shall only be liable for the tenant's actual damages
proximately caused by the landlord's failure to exercise ordinary care.
C. If the duty imposed by subdivision A 1 is greater than any duty imposed by any other
subdivision of that subsection, the landlord's duty shall be determined by reference to
subdivision A 1.
D. The landlord and tenant may agree in writing that the tenant perform the landlord's
duties specified in subdivisions A 3, 6, and 7 and also specified repairs, maintenance
tasks, alterations, and remodeling, but only if the transaction is entered into in good
faith and not for the purpose of evading the obligations of the landlord and if the
agreement does not diminish or affect the obligation of the landlord to other tenants in
the premises.
§ 55.1-1221. Landlord to provide locks and peepholes.
The governing body of any locality may require by ordinance that any landlord who
rents five or more dwelling units in any one multifamily building shall install:
1. Dead-bolt locks that meet the requirements of the Uniform Statewide Building Code
36-97 et seq.) for new multifamily construction and peepholes in any exterior
swinging entrance door to any such unit; however, any door having a glass panel shall
not require a peephole;
2. Manufacturer's locks that meet the requirements of the Uniform Statewide Building
Code 36-97 et seq.) and removable metal pins or charlie bars in accordance with the
Uniform Statewide Building Code on exterior sliding glass doors located in a building at
any level designated in the ordinance; and
3. Locking devices that meet the requirements of the Uniform Statewide Building Code
36-97 et seq.) on all exterior windows.
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Any ordinance adopted pursuant to this section shall further provide that any landlord
subject to the ordinance shall have a reasonable time as determined by the governing
body in which to comply with the requirements of the ordinance.
§ 55.1-1222. Access of tenant to cable, satellite, and other television
facilities.
No landlord of a multifamily dwelling unit shall demand or accept payment of any fee,
charge, or other thing of value from any provider of cable television service, cable
modem service, satellite master antenna television service, direct broadcast satellite
television service, subscription television service, or service of any other television
programming system in exchange for granting a television service provider mere access
to the landlord's tenants or giving the tenants of such landlord mere access to such
service. A landlord may enter into a service agreement with a television service provider
to provide marketing and other services to the television service provider designed to
facilitate the television service provider's delivery of its services. Under such a service
agreement, the television service provider may compensate the landlord for the
reasonable value of the services provided and for the reasonable value of the landlord's
property used by the television service provider.
No landlord shall demand or accept any such payment from any tenants in exchange for
such service unless the landlord is itself the provider of the service, nor shall any
landlord discriminate in rental charges between tenants who receive any such service
and those who do not. Nothing contained in this section shall prohibit a landlord from (i)
requiring that the provider of such service and the tenant bear the entire cost of the
installation, operation, or removal of the facilities incident to such service or (ii)
demanding or accepting reasonable indemnity or security for any damages caused by
such installation, operation, or removal.
§ 55.1-1223. Notice to tenants for insecticide or pesticide use.
A. The landlord shall give written notice to the tenant no less than 48 hours prior to his
application of an insecticide or pesticide in the tenant's dwelling unit unless the tenant
agrees to a shorter notification period. If a tenant requests the application of the
insecticide or pesticide, the 48-hour notice is not required. Tenants who have concerns
about specific insecticides or pesticides shall notify the landlord in writing no less than
24 hours before the scheduled insecticide or pesticide application. The tenant shall
prepare the dwelling unit for the application of insecticides or pesticides in accordance
with any written instructions of the landlord and, if insects or pests are found to be
present, follow any written instructions of the landlord to eliminate the insects or pests
following the application of insecticides or pesticides.
B. In addition, the landlord shall post notice of all insecticide or pesticide applications in
areas of the premises other than the dwelling units. Such notice shall consist of
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conspicuous signs placed in or upon such premises where the insecticide or pesticide
will be applied at least 48 hours prior to the application.
C. A violation by the tenant of this section may be remedied by the landlord in
accordance with § 55.1-1248 or by notice given by the landlord requiring the tenant to
remedy in accordance with § 55.1-1245, as applicable.
§ 55.1-1224. Limitation of liability.
Unless otherwise agreed, a landlord who conveys premises that include a dwelling unit
subject to a rental agreement in a good faith sale to a bona fide purchaser is relieved of
liability under the rental agreement and this chapter as to events occurring subsequent
to notice to the tenant of the conveyance. Unless otherwise agreed, a managing agent
of premises that includes a dwelling unit is relieved of liability under the rental
agreement and this chapter as to events occurring after written notice to the tenant of
the termination of his management.
§ 55.1-1225. Tenancy at will; effect of notice of change of terms or provisions
of tenancy.
A notice of any change by a landlord or tenant in any terms or provisions of a tenancy at
will shall constitute a notice to vacate the premises, and such notice of change shall be
given in accordance with the terms of the rental agreement, if any, or as otherwise
required by law.
§ 55.1-1226. Security deposits.
A. No landlord may demand or receive a security deposit, however denominated, in an
amount or value in excess of two months' periodic rent. Upon termination of the
tenancy or the date the tenant vacates the dwelling unit, whichever occurs last, such
security deposit, whether it is property or money held by the landlord as security as
provided in this section, may be applied by the landlord solely to (i) the payment of
accrued rent, including the reasonable charges for late payment of rent specified in the
rental agreement; (ii) the payment of the amount of damages that the landlord has
suffered by reason of the tenant's noncompliance with § 55.1-1227, less reasonable
wear and tear; (iii) other damages or charges as provided in the rental agreement; or (iv)
actual damages for breach of the rental agreement pursuant to § 55.1-1251. The
security deposit and any deductions, damages, and charges shall be itemized by the
landlord in a written notice given to the tenant, together with any amount due to the
tenant, within 45 days after the termination date of the tenancy. As of the date of the
termination of the tenancy or the date the tenant vacates the dwelling unit, whichever
occurs last, the tenant shall be required to deliver possession of the dwelling unit to the
landlord. If the termination date is prior to the expiration of the rental agreement or any
renewal thereof, or the tenant has not given proper notice of termination of the rental
agreement, the tenant shall be liable for actual damages pursuant to § 55.1-1251, in
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which case, the landlord shall give written notice of security deposit disposition within
the 45-day period but may retain any security balance to apply against any financial
obligations of the tenant to the landlord pursuant to this chapter or the rental
agreement. If the tenant fails to vacate the dwelling unit as of the termination of the
tenancy, the landlord may file an unlawful detainer action pursuant to § 8.01-126.
B. Where there is more than one tenant subject to a rental agreement, unless otherwise
agreed to in writing by each of the tenants, disposition of the security deposit shall be
made with one check being payable to all such tenants and sent to a forwarding address
provided by one of the tenants. The landlord shall make the security deposit disposition
within the 45-day time period required by subsection A, but if no forwarding address is
provided to the landlord, the landlord may continue to hold such security deposit in
escrow. If a tenant fails to provide a forwarding address to the landlord to enable the
landlord to make a refund of the security deposit, upon the expiration of one year from
the date of the end of the 45-day time period, the landlord may remit such sum to the
State Treasurer as unclaimed property on a form prescribed by the administrator that
includes the name; social security number, if known; and last known address of each
tenant on the rental agreement. If the landlord or managing agent is a real estate
licensee, compliance with this subsection shall be deemed compliance with § 54.1-
2108 and corresponding regulations of the Real Estate Board.
C. Nothing in this section shall be construed by a court of law or otherwise as entitling
the tenant, upon the termination of the tenancy, to an immediate credit against the
tenant's delinquent rent account in the amount of the security deposit. The landlord
shall apply the security deposit in accordance with this section within the 45-day time
period required by subsection A. However, provided that the landlord has given prior
written notice in accordance with this section, the landlord may withhold a reasonable
portion of the security deposit to cover an amount of the balance due on the water,
sewer, or other utility account that is an obligation of the tenant to a third-party
provider under the rental agreement for the dwelling unit, and upon payment of such
obligations the landlord shall provide written confirmation to the tenant within 10 days,
along with payment to the tenant of any balance otherwise due to the tenant. In order
to withhold such funds as part of the disposition of the security deposit, the landlord
shall have so advised the tenant of his rights and obligations under this section in (i) a
termination notice to the tenant in accordance with this chapter, (ii) a written notice to
the tenant confirming the vacating date in accordance with this section, or (iii) a
separate written notice to the tenant at least 15 days prior to the disposition of the
security deposit. Any written notice to the tenant shall be given in accordance with
§ 55.1-1202.
The tenant may provide the landlord with written confirmation of the payment of the
final water, sewer, or other utility bill for the dwelling unit, in which case the landlord
shall refund the security deposit, unless there are other authorized deductions, within
the 45-day period required by subsection A. If the tenant provides such written
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confirmation after the expiration of the 45-day period, the landlord shall refund any
remaining balance of the security deposit held to the tenant within 10 days following
the receipt of such written confirmation provided by the tenant. If the landlord
otherwise receives confirmation of payment of the final water, sewer, or other utility bill
for the dwelling unit, the landlord shall refund the security deposit, unless there are
other authorized deductions, within the 45-day period.
D. Nothing in this section shall be construed to prohibit the landlord from making the
disposition of the security deposit prior to the 45-day period required by subsection A
and charging an administrative fee to the tenant for such expedited processing, if the
rental agreement so provides and the tenant requests expedited processing in a
separate written document.
E. The landlord shall notify the tenant in writing of any deductions provided by this
section to be made from the tenant's security deposit during the course of the tenancy.
Such notification shall be made within 30 days of the date of the determination of the
deduction and shall itemize the reasons in the same manner as provided in subsection F.
No such notification shall be required for deductions made less than 30 days prior to the
termination of the rental agreement. If the landlord willfully fails to comply with this
section, the court shall order the return of the security deposit to the tenant, together
with actual damages and reasonable attorney fees, unless the tenant owes rent to the
landlord, in which case the court shall order an amount equal to the security deposit
credited against the rent due to the landlord. In the event that damages to the premises
exceed the amount of the security deposit and require the services of a third-party
contractor, the landlord shall give written notice to the tenant advising him of that fact
within the 45-day period required by subsection A. If notice is given as prescribed in this
subsection, the landlord shall have an additional 15-day period to provide an itemization
of the damages and the cost of repair. This section shall not preclude the landlord or
tenant from recovering other damages to which he may be entitled under this chapter.
The holder of the landlord's interest in the premises at the time of the termination of
the tenancy, regardless of how the interest is acquired or transferred, is bound by this
section and shall be required to return any security deposit received by the original
landlord that is duly owed to the tenant, whether or not such security deposit is
transferred with the landlord's interest by law or equity, regardless of any contractual
agreements between the original landlord and his successors in interest.
F. The landlord shall:
1. Maintain and itemize records for each tenant of all deductions from security deposits
provided for under this section that the landlord has made by reason of a tenant's
noncompliance with § 55.1-1227, or for any other reason set out in this section, during
the preceding two years; and
2. Permit a tenant or his authorized agent or attorney to inspect such tenant's records
of deductions at any time during normal business hours.
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G. Upon request by the landlord to a tenant to vacate, or within five days after receipt
of notice by the landlord of the tenant's intent to vacate, the landlord shall provide
written notice to the tenant of the tenant's right to be present at the landlord's
inspection of the dwelling unit for the purpose of determining the amount of security
deposit to be returned. If the tenant desires to be present when the landlord makes the
inspection, he shall, in writing, so advise the landlord, who in turn shall notify the tenant
of the date and time of the inspection, which must be made within 72 hours of delivery
of possession. Following the move-out inspection, the landlord shall provide the tenant
with a written security deposit disposition statement, including an itemized list of
damages. If additional damages are discovered by the landlord after the security deposit
disposition has been made, nothing in this section shall be construed to preclude the
landlord from recovery of such damages against the tenant, provided, however, that the
tenant may present into evidence a copy of the move-out report to support the tenant's
position that such additional damages did not exist at the time of the move-out
inspection.
H. If the tenant has any assignee or sublessee, the landlord shall be entitled to hold a
security deposit from only one party in compliance with the provisions of this section.
I. The landlord may permit a tenant to provide damage insurance coverage in lieu of the
payment of a security deposit. Such damage insurance in lieu of a security deposit shall
conform to the following criteria:
1. The insurance company is licensed by the Virginia State Corporation Commission;
2. The insurance permits the payment of premiums on a monthly basis, unless the
tenant selects a different payment schedule;
3. The coverage is effective upon the payment of the first premium and remains
effective for the entire lease term;
4. The coverage provided per claim is no less than the amount the landlord requires for
security deposits;
5. The insurance company agrees to approve or deny payment of a claim in accordance
with regulations adopted by the State Corporation Commission's Bureau of Insurance;
and
6. The insurance company shall notify the landlord within 10 days if the damage policy
lapses or is canceled.
J. Each landlord may designate one or more damage insurance companies from which
the landlord will accept damage insurance in lieu of a security deposit. Such insurers
shall be identified in the written lease agreement.
K. A tenant who initially opts to provide damage insurance in lieu of a security deposit
may, at any time without consent of the landlord, opt to pay the full security deposit to
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the landlord in lieu of maintaining a damage insurance policy. The landlord shall not
alter the terms of the lease in the event a tenant opts to pay the full amount of the
security deposit pursuant to this subsection.
Article 3. Tenant Obligations.
§ 55.1-1227. Tenant to maintain dwelling unit.
A. In addition to the provisions of the rental agreement, the tenant shall:
1. Comply with all obligations primarily imposed upon tenants by applicable provisions
of building and housing codes materially affecting health and safety;
2. Keep that part of the dwelling unit and the part of the premises that he occupies and
uses as clean and safe as the condition of the premises permit;
3. Keep that part of the dwelling unit and the part of the premises that he occupies free
from insects and pests, as those terms are defined in § 3.2-3900, and promptly notify
the landlord of the existence of any insects or pests;
4. Remove from his dwelling unit all ashes, garbage, rubbish, and other waste in a clean
and safe manner and in the appropriate receptacles provided by the landlord;
5. Keep all plumbing fixtures in the dwelling unit or used by the tenant as clean as their
condition permits;
6. Use in a reasonable manner all utilities and all electrical, plumbing, sanitary, heating,
ventilating, air-conditioning, and other facilities and appliances, including an elevator in
a multifamily premises, and keep all utility services paid for by the tenant to the utility
service provider or its agent on at all times during the term of the rental agreement;
7. Not deliberately or negligently destroy, deface, damage, impair, or remove any part
of the premises or permit any person, whether known by the tenant or not, to do so;
8. Not remove or tamper with a properly functioning smoke alarm installed by the
landlord, including removing any working batteries, so as to render the alarm
inoperative. The tenant shall maintain the smoke alarm in accordance with the uniform
set of standards for maintenance of smoke alarms established in the Statewide Fire
Prevention Code 27-94 et seq.) and subdivision C 6 of § 36-105, Part III of the Uniform
Statewide Building Code 36-97 et seq.);
9. Not remove or tamper with a properly functioning carbon monoxide alarm installed
by the landlord, including the removal of any working batteries, so as to render the
carbon monoxide alarm inoperative. The tenant shall maintain the carbon monoxide
alarm in accordance with the uniform set of standards for maintenance of carbon
monoxide alarms established in the Statewide Fire Prevention Code 27-94 et seq.)
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and subdivision C 6 of § 36-105, Part III of the Uniform Statewide Building Code 36-
97 et seq.);
10. Use reasonable efforts to maintain the dwelling unit and any other part of the
premises that he occupies in such a condition as to prevent accumulation of moisture
and the growth of mold and promptly notify the landlord of any moisture accumulation
that occurs or of any visible evidence of mold discovered by the tenant;
11. Not paint or disturb painted surfaces or make alterations in the dwelling unit
without the prior written approval of the landlord, provided that (i) the dwelling unit
was constructed prior to 1978 and therefore requires the landlord to provide the tenant
with lead-based paint disclosures and (ii) the landlord has provided the tenant with such
disclosures and the rental agreement provides that the tenant is required to obtain the
landlord's prior written approval before painting, disturbing painted surfaces, or making
alterations in the dwelling unit;
12. Be responsible for his conduct and the conduct of other persons, whether known by
the tenant or not, who are on the premises with his consent, to ensure that his
neighbors' peaceful enjoyment of the premises will not be disturbed;
13. Abide by all reasonable rules and regulations imposed by the landlord;
14. Be financially responsible for the added cost of treatment or extermination due to
the tenant's unreasonable delay in reporting the existence of any insects or pests and be
financially responsible for the cost of treatment or extermination due to the tenant's
fault in failing to prevent infestation of any insects or pests in the area occupied; and
15. Use reasonable care to prevent any dog or other animal in possession of the tenant,
authorized occupants, or guests or invitees from causing personal injuries to a third
party in the dwelling unit or on the premises, or property damage to the dwelling unit or
the premises.
B. If the duty imposed by subdivision A 1 is greater than any duty imposed by any other
subdivision of that subsection, the tenant's duty shall be determined by reference to
subdivision A 1.
§ 55.1-1228. Rules and regulations.
A. A landlord, from time to time, may adopt rules or regulations, however described,
concerning the tenant's use and occupancy of the dwelling unit and premises. Any such
rule or regulation is enforceable against the tenant only if:
1. Its purpose is to promote the convenience, safety, or welfare of the tenants in the
premises, preserve the landlord's property from abusive use, or make a fair distribution
of services and facilities held out for the tenants generally;
2. It is reasonably related to the purpose for which it is adopted;
36
3. It applies to all tenants in the premises in a fair manner;
4. It is sufficiently explicit in its prohibition, direction, or limitation of the tenant's
conduct to fairly inform him of what he is required to do or is prohibited from doing to
comply;
5. It is not for the purpose of evading the obligations of the landlord; and
6. The tenant has been provided with a copy of the rules and regulations or changes to
such rules and regulations at the time he enters into the rental agreement or when they
are adopted.
B. A rule or regulation adopted, changed, or provided to the tenant after the tenant
enters into the rental agreement shall be enforceable against the tenant if reasonable
notice of its adoption or change has been given to the tenant and it does not constitute
a substantial modification of his bargain. If a rule or regulation adopted or changed after
the tenant enters into the rental agreement does constitute a substantial modification
of his bargain, it shall not be valid unless the tenant consents to it in writing.
C. Any court enforcing this chapter shall consider violations of the reasonable rules and
regulations imposed under this section as a breach of the rental agreement and grant
the landlord appropriate relief.
§ 55.1-1229. Access; consent; correction of nonemergency conditions;
relocation of tenant; security systems.
A. The tenant shall not unreasonably withhold consent to the landlord to enter into the
dwelling unit in order to inspect the premises; make necessary or agreed-upon repairs,
decorations, alterations, or improvements; supply necessary or agreed-upon services; or
exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants,
workmen, or contractors. If, upon inspection of a dwelling unit during the term of a
tenancy, the landlord determines there is a violation by the tenant of § 55.1-1227 or the
rental agreement materially affecting health and safety that can be remedied by repair,
replacement of a damaged item, or cleaning in accordance with § 55.1-1248, the
landlord may make such repairs and send the tenant an invoice for payment. If, upon
inspection of the dwelling unit during the term of a tenancy, the landlord discovers a
violation of the rental agreement, this chapter, or other applicable law, the landlord
may send a written notice of termination pursuant to § 55.1-1245. If the rental
agreement so provides and if a tenant without reasonable justification declines to
permit the landlord or managing agent to exhibit the dwelling unit for sale or lease, the
landlord may recover damages, costs, and reasonable attorney fees against such tenant.
The landlord may enter the dwelling unit without consent of the tenant in case of
emergency. The landlord shall not abuse the right of access or use it to harass the
tenant. Except in case of emergency or if it is impractical to do so, the landlord shall give
the tenant notice of his intent to enter and may enter only at reasonable times. Unless
37
impractical to do so, the landlord shall give the tenant at least 24 hours' notice of
routine maintenance to be performed that has not been requested by the tenant. If the
tenant makes a request for maintenance, the landlord is not required to provide notice
to the tenant. During the pendency of an unlawful detainer filed by the landlord against
the tenant, the landlord may request the court to enter an order requiring the tenant to
provide the landlord with access to such dwelling unit.
B. Upon the sole determination by the landlord of the existence of a nonemergency
property condition in the dwelling unit that requires the tenant to temporarily vacate
the dwelling unit in order for the landlord to properly remedy such property condition,
the landlord may, upon at least 30 days' written notice to the tenant, require the tenant
to temporarily vacate the dwelling unit for a period not to exceed 30 days to a
comparable dwelling unit, or hotel, as selected by the landlord and at no expense or
cost to the tenant. The landlord shall not be required to pay for any other expenses of
the tenant that arise after the temporary relocation period. The landlord and tenant
may agree for the tenant to temporarily vacate the dwelling unit in less than 30 days.
For purposes of this subsection, "nonemergency property condition" means (i) a
condition in the dwelling unit that, in the determination of the landlord, is necessary for
the landlord to remedy in order for the landlord to be in compliance with § 55.1-1220;
(ii) the condition does not need to be remedied within a 24-hour period, with any
condition that needs to be remedied within 24 hours being defined as an "emergency
condition"; and (iii) the condition can only be effectively remedied by the temporary
relocation of the tenant pursuant to the provisions of this subsection.
The tenant shall continue to be responsible for payment of rent under the rental
agreement during the period of any temporary relocation. The landlord shall pay all
costs of repairs or remediation required to address the nonemergency property
condition. Refusal of the tenant to cooperate with a temporary relocation pursuant to
this subsection shall be deemed a breach of the rental agreement, unless the tenant
agrees to vacate the unit and terminate the rental agreement within the 30-day notice
period. If the landlord properly remedies the nonemergency property condition within
the 30-day period, nothing in this section shall be construed to entitle the tenant to
terminate the rental agreement. Further, nothing in this section shall be construed to
limit the landlord from taking legal action against the tenant for any noncompliance that
occurs during the period of any temporary relocation pursuant to this subsection.
During the pendency of an unlawful detainer filed by the landlord against the tenant,
the landlord may request the court to enter an order requiring the tenant to provide the
landlord with access to such dwelling unit.
C. The landlord has no other right to access except by court order or that permitted by
§§ 55.1-1248 and 55.1-1249 or if the tenant has abandoned or surrendered the
premises.
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D. The tenant may install within the dwelling unit new security systems that the tenant
may believe necessary to ensure his safety, including chain latch devices approved by
the landlord and fire detection devices, provided that:
1. Installation does no permanent damage to any part of the dwelling unit;
2. A duplicate of all keys and instructions for the operation of all devices are given to the
landlord; and
3. Upon termination of the tenancy, the tenant is responsible for payment to the
landlord for reasonable costs incurred for the removal of all such devices and repairs to
all damaged areas.
E. Upon written request of a tenant in a dwelling unit, the landlord shall install a carbon
monoxide alarm in the tenant's dwelling unit within 90 days. The landlord may charge
the tenant a reasonable fee to recover the costs of the equipment and labor for such
installation. The landlord's installation of a carbon monoxide alarm shall be in
compliance with the Uniform Statewide Building Code 36-97 et seq.).
§ 55.1-1230. Access following entry of certain court orders.
A. A tenant or authorized occupant who has obtained an order from a court pursuant to
§ 16.1-279.1 or subsection B of § 20-103 granting such tenant possession of the
premises to the exclusion of one or more co-tenants or authorized occupants may
provide the landlord with a copy of that court order and request that the landlord either
(i) install a new lock or other security devices on the exterior doors of the dwelling unit
at the landlord's actual cost or (ii) permit the tenant or authorized occupant to do so,
provided that:
1. Installation of the new lock or security devices does no permanent damage to any
part of the dwelling unit; and
2. A duplicate copy of all keys and instructions for the operation of all devices are given
to the landlord.
Upon termination of the tenancy, the tenant shall be responsible for payment to the
landlord of the reasonable costs incurred for the removal of all such devices installed
and repairs to all damaged areas.
B. A person who is not a tenant or authorized occupant of the dwelling unit and who has
obtained an order from a court pursuant to § 16.1-279.1 or subsection B of § 20-
103 granting such person possession of the premises to the exclusion of one or more co-
tenants or authorized occupants may provide a copy of such order to the landlord and
submit a rental application to become a tenant of such dwelling unit within 10 days of
the entry of such order. If such person's rental application meets the landlord's tenant
selection criteria, such person may become a tenant of such dwelling unit under a
written rental agreement. If such person submits a rental application and does not meet
39
the landlord's tenant selection criteria, such person shall vacate the dwelling unit no
later than 30 days after the date the landlord gives such person written notice that his
rental application has been rejected. If such person does not provide a copy of the
protective order to the landlord and submit a rental application to the landlord within
10 days as required by this section, such person shall vacate the dwelling unit no later
than 30 days after the date of the entry of such order. Such person shall be liable to the
landlord for failure to vacate the dwelling unit as required in this section.
Any tenant obligated on a rental agreement shall pay the rent and otherwise comply
with any and all requirements of the rental agreement and any applicable laws and
regulations. The landlord may pursue all of its remedies under the rental agreement and
applicable laws and regulations, including filing an unlawful detainer action pursuant to
§ 8.01-126 to obtain a money judgment and to evict any persons residing in such
dwelling unit.
C. A landlord who has received a copy of a court order in accordance with subsection A
shall not provide copies of any keys to the dwelling unit to any person excluded from
the premises by such order.
D. This section shall not apply when the court order excluding a person was issued ex
parte.
§ 55.1-1231. Relocation of tenant where mold remediation needs to be
performed in the dwelling unit.
Where a mold condition in the dwelling unit materially affects the health or safety of
any tenant or authorized occupant, the landlord may require the tenant to temporarily
vacate the dwelling unit in order for the landlord to perform mold remediation in
accordance with professional standards as defined in § 55.1-1200 for a period not to
exceed 30 days. The landlord shall provide the tenant with either (i) a comparable
dwelling unit, as selected by the landlord, at no expense or cost to the tenant or (ii) a
hotel room, as selected by the landlord, at no expense or cost to the tenant. The
landlord shall not be required to pay for any other expenses of the tenant that arise
after the relocation period. The tenant shall continue to be responsible for payment of
rent under the rental agreement during the period of any temporary relocation and for
the remainder of the term of the rental agreement following the remediation. Nothing
in this section shall be construed as entitling the tenant to a termination of a tenancy
where the landlord has remediated a mold condition in accordance with professional
standards as defined in § 55.1-1200. The landlord shall pay all costs of the relocation
and the mold remediation, unless the mold is a result of the tenant's failure to comply
with § 55.1-1227.
§ 55.1-1232. Use and occupancy by tenant.
Unless otherwise agreed, the tenant shall occupy his dwelling unit only as a residence.
40
§ 55.1-1233. Tenant to surrender possession of dwelling unit.
At the termination of the term of tenancy, whether by expiration of the rental
agreement or by reason of default by the tenant, the tenant shall promptly vacate the
premises, removing all items of personal property and leaving the premises in good and
clean order, reasonable wear and tear excepted. If the tenant fails to vacate, the
landlord may bring an action for possession and damages, including reasonable attorney
fees.
Article 4. Tenant Remedies.
§ 55.1-1234. Noncompliance by landlord.
Except as provided in this chapter, if there is a material noncompliance by the landlord
with the rental agreement or a noncompliance with any provision of this chapter,
materially affecting health and safety, the tenant may serve a written notice on the
landlord specifying the acts and omissions constituting the breach and stating that the
rental agreement will terminate upon a date not less than 30 days after receipt of the
notice if such breach is not remedied in 21 days.
If the landlord commits a breach that is not remediable, the tenant may serve a written
notice on the landlord specifying the acts and omissions constituting the breach and
stating that the rental agreement will terminate upon a date not less than 30 days after
receipt of the notice.
If the landlord has been served with a prior written notice that required the landlord to
remedy a breach, and the landlord remedied such breach, where the landlord
intentionally commits a subsequent breach of a like nature as the prior breach, the
tenant may serve a written notice on the landlord specifying the acts and omissions
constituting the subsequent breach, make reference to the prior breach of a like nature,
and state that the rental agreement will terminate upon a date not less than 30 days
after receipt of the notice.
If the breach is remediable by repairs and the landlord adequately remedies the breach
prior to the date specified in the notice, the rental agreement will not terminate. The
tenant may not terminate for a condition caused by the deliberate or negligent act or
omission of the tenant, an authorized occupant, or a guest or invitee of the tenant. In
addition, the tenant may recover damages and obtain injunctive relief for
noncompliance by the landlord with the provisions of the rental agreement or of this
chapter. The tenant shall be entitled to recover reasonable attorney fees unless the
landlord proves by a preponderance of the evidence that the landlord's actions were
reasonable under the circumstances. If the rental agreement is terminated due to the
landlord's noncompliance, the landlord shall return the security deposit in accordance
with § 55.1-1226.
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§ 55.1-1235. Early termination of rental agreement by military personnel.
A. Any member of the Armed Forces of the United States or a member of the National
Guard serving on full-time duty or as a civil service technician with the National Guard
may, through the procedure detailed in subsection B, terminate his rental agreement if
the member (i) has received permanent change of station orders to depart 35 miles or
more (radius) from the location of the dwelling unit, (ii) has received temporary duty
orders in excess of three months' duration to depart 35 miles or more (radius) from the
location of the dwelling unit, (iii) is discharged or released from active duty with the
Armed Forces of the United States or from his full-time duty or technician status with
the National Guard, or (iv) is ordered to report to government-supplied quarters
resulting in the forfeiture of basic allowance for quarters.
B. Tenants who qualify to terminate a rental agreement pursuant to subsection A shall
do so by serving on the landlord a written notice of termination to be effective on a date
stated in such written notice, such date to be not less than 30 days after the first date
on which the next rental payment is due and payable after the date on which the
written notice is given. The termination date shall be no more than 60 days prior to the
date of departure necessary to comply with the official orders or any supplemental
instructions for interim training or duty prior to the transfer. Prior to the termination
date, the tenant shall furnish the landlord with a copy of the official notification of the
orders or a signed letter, confirming the orders, from the tenant's commanding officer.
C. The landlord may not charge any liquidated damages.
D. Nothing in this section shall affect the tenant's obligations established by § 55.1-
1227.
§ 55.1-1236. Early termination of rental agreements by victims of family
abuse, sexual abuse, or criminal sexual assault.
A. Any tenant who is a victim of (i) family abuse as defined by § 16.1-228, (ii) sexual
abuse as defined by § 18.2-67.10, or (iii) other criminal sexual assault under Article 7
18.2-61 et seq.) of Chapter 4 of Title 18.2 may terminate such tenant's obligations
under a rental agreement under the following circumstances:
1. The victim has obtained an order of protection pursuant to § 16.1-279.1 and has
given written notice of termination in accordance with subsection B during the period of
the protective order or any extension thereof; or
2. A court has entered an order convicting a perpetrator of any crime of sexual assault
under Article 7 18.2-61 et seq.) of Chapter 4 of Title 18.2, sexual abuse as defined by
§ 18.2-67.10, or family abuse as defined by § 16.1-228 against the victim and the victim
gives written notice of termination in accordance with subsection B. A victim may
exercise a right of termination under this section to terminate a rental agreement in
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effect when the conviction order is entered and one subsequent rental agreement
based upon the same conviction.
B. A tenant who qualifies to terminate such tenant's obligations under a rental
agreement pursuant to subsection A shall do so by serving on the landlord a written
notice of termination to be effective on a date stated in such written notice, such date
to be not less than 30 days after the first date on which the next rental payment is due
and payable after the date on which the written notice is given. When the tenant serves
the termination notice on the landlord, the tenant shall also provide the landlord with a
copy of (i) the order of protection issued or (ii) the conviction order.
C. The rent shall be payable at such time as would otherwise have been required by the
terms of the rental agreement through the effective date of the termination as provided
in subsection B.
D. The landlord may not charge any liquidated damages.
E. The victim's obligations as a tenant under § 55.1-1227 shall continue through the
effective date of the termination as provided in subsection B. Any co-tenants on the
lease with the victim shall remain responsible for the rent for the balance of the term of
the rental agreement. If the perpetrator is the remaining sole tenant obligated on the
rental agreement, the landlord may terminate the rental agreement and collect actual
damages for such termination against the perpetrator pursuant to § 55.1-1251.
§ 55.1-1237. Notice to tenant in event of foreclosure.
A. The landlord of a dwelling unit used as a single-family residence shall give written
notice to the tenant or any prospective tenant of such dwelling unit that the landlord
has received a notice of a mortgage default, mortgage acceleration, or foreclosure sale
relative to the loan on the dwelling unit within five business days after written notice
from the lender is received by the landlord. This requirement shall not apply (i) to any
managing agent who does not receive a copy of such written notice from the lender or
(ii) if the tenant or prospective tenant provides a copy of the written notice from the
lender to the landlord or the managing agent.
B. If the landlord fails to provide the notice required by this section, the tenant shall
have the right to terminate the rental agreement upon written notice to the landlord at
least five business days prior to the effective date of termination. If the tenant
terminates the rental agreement, the landlord shall make disposition of the tenant's
security deposit in accordance with law or the provisions of the rental agreement,
whichever is applicable.
C. If there is in effect at the date of the foreclosure sale a tenant in a dwelling unit
foreclosed upon, the foreclosure shall act as a termination of the rental agreement by
the owner. In such case, the tenant may remain in possession of such dwelling unit as a
month-to-month tenant on the terms of the terminated rental agreement until the
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successor owner gives a notice of termination of such month-to-month tenancy. If the
successor owner elects to terminate the month-to-month tenancy, written notice of
such termination shall be given in accordance with the rental agreement or the
provisions of § 55.1-1202 or 55.1-1410, as applicable.
D. Unless or until the successor owner terminates the month-to-month tenancy, the
terms of the terminated rental agreement remain in effect except that the tenant shall
make rental payments (i) to the successor owner as directed in a written notice to the
tenant in this subsection; (ii) to the managing agent of the owner, if any, or successor
owner; or (iii) into a court escrow account pursuant to the provisions of § 55.1-1244;
however, there is no obligation of a tenant to file a tenant's assertion and pay rent into
escrow. Where there is not a managing agent designated in the terminated rental
agreement, the tenant shall remain obligated for payment of the rent but shall not be
held to be delinquent or assessed a late charge until the successor owner provides
written notice identifying the name, address, and telephone number of the party to
which the rent should be paid.
E. The successor owner may enter into a new rental agreement with the tenant in the
dwelling unit, in which case, upon the commencement date of the new rental
agreement, the month-to-month tenancy shall terminate.
§ 55.1-1238. Failure to deliver possession.
If the landlord willfully fails to deliver possession of the dwelling unit to the tenant, then
rent abates until possession is delivered, and the tenant may (i) terminate the rental
agreement upon at least five days' written notice to the landlord, upon which
termination the landlord shall return all prepaid rent and security deposits, or (ii)
demand performance of the rental agreement by the landlord. If the tenant elects, he
may file an action for possession of the dwelling unit against the landlord or any person
wrongfully in possession and recover the damages sustained by him. If a person's failure
to deliver possession is willful and not in good faith, an aggrieved person may recover
from that person the actual damages sustained by him and reasonable attorney fees.
§ 55.1-1239. Wrongful failure to supply an essential service.
A. If contrary to the rental agreement or provisions of this chapter the landlord willfully
or negligently fails to supply an essential service, the tenant shall serve a written notice
on the landlord specifying the breach, if acting under this section, and, in such event and
after allowing the landlord reasonable time to correct such breach, may:
1. Recover damages based upon the diminution in the fair rental value of the dwelling
unit; or
2. Procure reasonable substitute housing during the period of the landlord's
noncompliance, in which case the tenant is excused from paying rent for the period of
the landlord's noncompliance, as determined by the court.
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B. If the tenant proceeds under this section, he shall be entitled to recover reasonable
attorney fees; however, he may not proceed under § 55.1-1234 as to that breach. The
rights of the tenant under this section shall not arise until he has given written notice to
the landlord; however, no rights arise if the condition was caused by the deliberate or
negligent act or omission of the tenant, an authorized occupant, or a guest or invitee of
the tenant.
§ 55.1-1240. Fire or casualty damage.
If the dwelling unit or premises is damaged or destroyed by fire or casualty to an extent
that the tenant's enjoyment of the dwelling unit is substantially impaired or required
repairs can only be accomplished if the tenant vacates the dwelling unit, either the
tenant or the landlord may terminate the rental agreement. The tenant may terminate
the rental agreement by vacating the premises and within 14 days thereafter, serving on
the landlord a written notice of his intention to terminate the rental agreement, in
which case the rental agreement terminates as of the date of vacating. If continued
occupancy is lawful, § 55.1-1411 shall apply.
The landlord may terminate the rental agreement by giving the tenant 14 days' notice of
his intention to terminate the rental agreement on the basis of the landlord's
determination that such damage requires the removal of the tenant and that the use of
the premises is substantially impaired, in which case the rental agreement terminates as
of the expiration of the notice period.
If the rental agreement is terminated, the landlord shall return all security deposits in
accordance with § 55.1-1226 and prepaid rent, plus accrued interest, recoverable by law
unless the landlord reasonably believes that the tenant, an authorized occupant, or a
guest or invitee of the tenant was the cause of the damage or casualty, in which case
the landlord shall provide a written statement to the tenant for the security and prepaid
rent, plus accrued interest based upon the damage or casualty, and may recover actual
damages sustained pursuant to § 55.1-1251. Proration for rent in the event of
termination or apportionment shall be made as of the date of the casualty.
§ 55.1-1241. Landlord's noncompliance as defense to action for possession
for nonpayment of rent.
A. In an action for possession based upon nonpayment of rent or in an action for rent by
a landlord when the tenant is in possession, the tenant may assert as a defense that
there exists upon the leased premises a condition that constitutes, or will constitute, a
fire hazard or a serious threat to the life, health, or safety of the occupants of the
dwelling unit, including (i) a lack of heat, running water, light, electricity, or adequate
sewage disposal facilities; (ii) an infestation of rodents; or (iii) a condition that
constitutes material noncompliance on the part of the landlord with the rental
agreement or provisions of law. The assertion of any defense provided for in this section
shall be conditioned upon the following:
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1. Prior to the commencement of the action for rent or possession, the landlord or his
agent refused or, having a reasonable opportunity to do so, failed to remedy the
condition for which he was served a written notice of the condition by the tenant or was
notified of such condition by a violation or condemnation notice from an appropriate
state or local agency. For the purposes of this subsection, what period of time shall be
deemed to be unreasonable delay is left to the discretion of the court, except that there
shall be a rebuttable presumption that a period in excess of 30 days from receipt of the
notification by the landlord is unreasonable; and
2. The tenant, if in possession, has paid into court the amount of rent found by the court
to be due and unpaid, to be held by the court pending the issuance of an order under
subsection C.
B. It shall be a sufficient answer to such a defense provided for in this section if the
landlord establishes that (i) the conditions alleged in the defense do not in fact exist; (ii)
such conditions have been removed or remedied; (iii) such conditions have been caused
by the tenant, his guest or invitee, members of the family of such tenant, or a guest or
invitee of such family member; or (iv) the tenant has unreasonably refused entry to the
landlord to the premises for the purposes of correcting such conditions.
C. The court shall make findings of fact upon any defense raised under this section or
the answer to any defense and shall issue any order as may be required, including any
one or more of the following:
1. Reducing rent in such amount as the court determines to be equitable to represent
the existence of any condition set forth in subsection A;
2. Terminating the rental agreement or ordering the surrender of the premises to the
landlord; or
3. Referring any matter before the court to the proper state or local agency for
investigation and report and granting a continuance of the action or complaint pending
receipt of such investigation and report. When such a continuance is granted, the tenant
shall deposit with the court any rents that will become due during the period of
continuance, to be held by the court pending its further order, or, in its discretion, the
court may use such funds to (i) pay a mortgage on the property in order to stay a
foreclosure, (ii) pay a creditor to prevent or satisfy a bill to enforce a mechanic's or
materialman's lien, or (iii) remedy any condition set forth in subsection A that is found
by the court to exist.
D. If it appears that the tenant has raised a defense under this section in bad faith or has
caused the violation or has unreasonably refused entry to the landlord for the purpose
of correcting the condition giving rise to the violation, the court may impose upon the
tenant the reasonable costs of the landlord, including court costs, the costs of repair
where the court finds the tenant has caused the violation, and reasonable attorney fees.
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E. If the court finds that the tenant has successfully raised a defense under this section
and enters judgment for the tenant, the court, in its discretion, may impose upon the
landlord the reasonable costs of the tenant, including court costs, and reasonable
attorney fees.
§ 55.1-1242. Rent escrow required for continuance of tenant's case.
A. Where a landlord has filed an unlawful detainer action seeking possession of the
premises as provided by this chapter and the tenant seeks to obtain a continuance of
the action or to set it for a contested trial, the court shall, upon request of the landlord,
order the tenant to pay an amount equal to the rent that is due as of the initial court
date into the court escrow account prior to granting the tenant's request for a delayed
court date. However, if the tenant asserts a good faith defense, and the court so finds,
the court shall not require the rent to be escrowed. If the landlord requests a
continuance or to set the case for a contested trial, the court shall not require the rent
to be escrowed.
B. If the court finds that the tenant has not asserted a good faith defense, the tenant
shall be required to pay an amount determined by the court to be proper into the court
escrow account in order for the case to be continued or set for contested trial. The court
may grant the tenant a continuance of no more than one week to make full payment of
the court-ordered amount into the court escrow account. If the tenant fails to pay the
entire amount ordered, the court shall, upon request of the landlord, enter judgment
for the landlord and enter an order of possession of the premises.
C. The court shall further order that should the tenant fail to pay future rents due under
the rental agreement into the court escrow account, the court shall, upon the request of
the landlord, enter judgment for the landlord and enter an order of possession of the
premises.
D. Upon motion of the landlord, the court may disburse the moneys held in the court
escrow account to the landlord for payment of his mortgage or other expenses relating
to the dwelling unit.
E. Except as provided in subsection D, no rent required to be escrowed under this
section shall be disbursed within 10 days of the date of the judgment unless otherwise
agreed to by the parties. If an appeal is taken by the plaintiff, the rent held in escrow
shall be transmitted to the clerk of the circuit court to be held in such court escrow
account pending the outcome of the appeal.
§ 55.1-1243. Tenant's remedies for landlord's unlawful ouster, exclusion, or
diminution of service.
A. If a landlord unlawfully removes or excludes a tenant from the premises or willfully
diminishes services to the tenant by interrupting or causing the interruption of an
essential service to the tenant, the tenant may obtain an order from a general district
47
court to recover possession, require the landlord to resume any such interrupted
essential service, or terminate the rental agreement and, in any case, recover the actual
damages sustained by him and reasonable attorney fees. If the rental agreement is
terminated, the landlord shall return all of the security deposit in accordance with
§ 55.1-1226.
B. Upon receipt of a petition under this section for an order to recover possession or
restore essential services and a finding that the petitioner has attempted to provide the
landlord with actual notice of the hearing on the petition, the judge of the general
district court may issue such order ex parte upon a finding of good cause to do so. Such
ex parte order shall be a preliminary order that specifies a date for a full hearing on the
merits of the petition. The full hearing shall be held within five days of the issuance of
the ex parte order.
§ 55.1-1244. Tenant's assertion; rent escrow.
A. The tenant may assert that there exists upon the leased premises a condition that
constitutes a material noncompliance by the landlord with the rental agreement or with
provisions of law or that, if not promptly corrected, will constitute a fire hazard or
serious threat to the life, health, or safety of occupants of the premises, including (i) a
lack of heat or hot or cold running water, except where the tenant is responsible for
payment of the utility charge and where the lack of such heat or hot or cold running
water is the direct result of the tenant's failure to pay the utility charge; (ii) a lack of
light, electricity, or adequate sewage disposal facilities; (iii) an infestation of rodents; or
(iv) the existence of paint containing lead pigment on surfaces within the dwelling,
provided that the landlord has notice of such paint. The tenant may file such an
assertion in a general district court in which the premises is located by a declaration
setting forth such assertion and asking for one or more forms of relief as provided for in
subsection D.
B. Prior to the granting of any relief, the tenant shall show to the satisfaction of the
court that:
1. Prior to the commencement of the action, the landlord or his agent refused or, having
a reasonable opportunity to do so, failed to remedy the condition for which he was
served a written notice of the condition by the tenant or was notified of such condition
by a violation or condemnation notice from an appropriate state or local agency. For the
purposes of this subsection, what period of time shall be deemed to be unreasonable
delay is left to the discretion of the court, except that there shall be a rebuttable
presumption that a period in excess of 30 days from receipt of the notification by the
landlord is unreasonable; and
2. The tenant has paid into court the amount of rent called for under the rental
agreement, within five days of the date due under the rental agreement, unless or until
such amount is modified by subsequent order of the court under this chapter.
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C. It shall be sufficient answer or rejoinder to an assertion made pursuant to subsection
A if the landlord establishes to the satisfaction of the court that (i) the conditions
alleged by the tenant do not in fact exist; (ii) such conditions have been removed or
remedied; (iii) such conditions have been caused by the tenant, his guest or invitee,
members of the family of such tenant, or a guest or invitee of such family member; or
(iv) the tenant has unreasonably refused entry to the landlord to the premises for the
purpose of correcting such conditions.
D. Any court shall make findings of fact on the issues before it and shall issue any order
that may be required. Such an order may include any one or more of the following:
1. Terminating the rental agreement upon the request of the tenant or ordering the
surrender of the premises to the landlord if the landlord prevails on a request for
possession pursuant to an unlawful detainer properly filed with the court;
2. Ordering all moneys already accumulated in escrow disbursed to the landlord or to
the tenant in accordance with this chapter;
3. Ordering that the escrow be continued until the conditions causing the complaint are
remedied;
4. Ordering that the amount of rent, whether paid into the escrow account or paid to
the landlord, be abated as determined by the court in such an amount as may be
equitable to represent the existence of any condition found by the court to exist. In all
cases where the court deems that the tenant is entitled to relief under this chapter, the
burden shall be upon the landlord to show cause why there should not be an abatement
of rent;
5. Ordering any amount of moneys accumulated in escrow disbursed to the tenant
where the landlord refuses to make repairs after a reasonable time or to the landlord or
to a contractor chosen by the landlord in order to make repairs or to otherwise remedy
the condition. In either case, the court shall in its order insure that moneys thus
disbursed will be in fact used for the purpose of making repairs or effecting a remedy;
6. Referring any matter before the court to the proper state or local agency for
investigation and report and granting a continuance of the action or complaint pending
receipt of such investigation and report. When such a continuance is granted, the tenant
shall deposit with the court, within five days of date due under the rental agreement,
subject to any abatement under this section, rents that become due during the period
of the continuance, to be held by the court pending its further order;
7. Ordering escrow funds disbursed to pay a mortgage on the property in order to stay a
foreclosure; or
8. Ordering escrow funds disbursed to pay a creditor to prevent or satisfy a bill to
enforce a mechanic's or materialman's lien.
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E. Notwithstanding any provision of subsection D, where an escrow account is
established by the court and the condition is not fully remedied within six months of the
establishment of such account, and the landlord has not made reasonable attempts to
remedy the condition, the court shall award all moneys accumulated in escrow to the
tenant. In such event, the escrow shall not be terminated, but shall begin upon a new
six-month period with the same result if, at the end of the period, the condition has not
been remedied.
F. The initial hearing on the tenant's assertion filed pursuant to subsection A shall be
held within 15 calendar days from the date of service of process on the landlord as
authorized by § 55.1-1216, except that the court shall order an earlier hearing where
emergency conditions are alleged to exist upon the premises, such as failure of heat in
winter, lack of adequate sewage disposal facilities, or any other condition that
constitutes an immediate threat to the health or safety of the inhabitants of the leased
premises. The court, on motion of either party or on its own motion, may hold hearings
subsequent to the initial proceeding in order to further determine the rights and
obligations of the parties. Distribution of escrow moneys may only occur by order of the
court after a hearing of which both parties are given notice as required by law or upon
motion of both the landlord and tenant or upon certification by the appropriate
inspector that the work required by the court to be done has been satisfactorily
completed. If the tenant proceeds under this subsection, he may not proceed under any
other section of this article as to that breach.
G. In cases where the court deems that the tenant is entitled to relief under this section
and enters judgment for the tenant, the court, in its discretion, may impose upon the
landlord the reasonable costs of the tenant, including court costs, and reasonable
attorney fees.
§ 55.1-1244.1. Tenant's remedy by repair.
A. For purposes of this section, "actual costs" means (i) the amount paid on an invoice to
a third-party licensed contractor or a licensed pesticide business by a tenant, local
government, or nonprofit entity or (ii) the amount donated by a third-party contractor
or pesticide business as reflected on such contractor's or pesticide business's invoice.
B. If (i) there exists in the dwelling unit a condition that constitutes a material
noncompliance by the landlord with the rental agreement or with provisions of law or
that, if not promptly corrected, will constitute a fire hazard or serious threat to the life,
health, or safety of occupants of the premises, including an infestation of rodents or a
lack of heat, hot or cold running water, light, electricity, or adequate sewage disposal
facilities, and (ii) the tenant has notified the landlord of the condition in writing, the
landlord shall take reasonable steps to make the repair or to remedy such condition
within 14 days of receiving notice from the tenant.
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C. If the landlord does not take reasonable steps to repair or remedy the offending
condition within 14 days of receiving a tenant's notice pursuant to subsection B, the
tenant may contract with a third-party contractor licensed by the Board for Contractors
or, in the case of a rodent infestation, a pesticide business employing commercial
applicators or registered technicians who are licensed, certified, and registered with the
Department of Agriculture and Consumer Services pursuant to Chapter 39 3.2-3900 et
seq.) of Title 3.2, to repair or remedy the condition specified in the notice. A tenant who
contracts with a third-party licensed contractor or pesticide business is entitled to
recover the actual costs incurred for the work performed, not exceeding the greater of
one month's rent or $1,500. Unless the tenant has been reimbursed by the landlord, the
tenant may deduct the actual costs incurred for the work performed pursuant to the
contract with the third-party contractor or pesticide business after submitting to the
landlord an itemized statement accompanied by receipts for purchased items and third-
party contractor or pest control services.
D. A local government or nonprofit entity may procure the services of a third-party
licensed contractor or pesticide business on behalf of the tenant pursuant to subsection
B. Such assistance shall have no effect on the tenant's entitlement under this section to
be reimbursed by the landlord or to make a deduction from the periodic rent.
E. A tenant may not repair a property condition at the landlord's expense under this
section to the extent that (i) the property condition was caused by an act or omission of
the tenant, an authorized occupant, or a guest or invitee; (ii) the landlord was unable to
remedy the property condition because the landlord was denied access to the dwelling
unit; or (iii) the landlord had already remedied the property condition prior to the
tenant's contracting with a licensed third-party contractor or pesticide business
pursuant to subsection C.
Article 5. Landlord Remedies.
§ 55.1-1245. Noncompliance with rental agreement; monetary penalty.
A. Except as otherwise provided in this chapter, if there is a material noncompliance by
the tenant with the rental agreement or a violation of § 55.1-1227 materially affecting
health and safety, the landlord may serve a written notice on the tenant specifying the
acts and omissions constituting the breach and stating that the rental agreement will
terminate upon a date not less than 30 days after receipt of the notice if the breach is
not remedied in 21 days and that the rental agreement shall terminate as provided in
the notice.
B. If the breach is remediable by repairs or the payment of damages or otherwise and
the tenant adequately remedies the breach prior to the date specified in the notice, the
rental agreement shall not terminate.
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C. If the tenant commits a breach that is not remediable, the landlord may serve a
written notice on the tenant specifying the acts and omissions constituting the breach
and stating that the rental agreement will terminate upon a date not less than 30 days
after receipt of the notice. Notwithstanding anything to the contrary, when a breach of
the tenant's obligations under this chapter or the rental agreement involves or
constitutes a criminal or a willful act that is not remediable and that poses a threat to
health or safety, the landlord may terminate the rental agreement immediately and
proceed to obtain possession of the premises. For purposes of this subsection, any
illegal drug activity involving a controlled substance, as used or defined by the Drug
Control Act 54.1-3400 et seq.), or any activity that involves or constitutes a criminal or
willful act that also poses a threat to health and safety, by the tenant, an authorized
occupant, or a guest or invitee of the tenant shall constitute an immediate
nonremediable violation for which the landlord may proceed to terminate the tenancy
without the necessity of waiting for a conviction of any criminal offense that may arise
out of the same actions. In order to obtain an order of possession from a court of
competent jurisdiction terminating the tenancy for illegal drug activity or for any other
activity that involves or constitutes a criminal or willful act that also poses a threat to
health and safety, the landlord shall prove any such violations by a preponderance of
the evidence. However, where the illegal drug activity or any activity that involves or
constitutes a criminal or willful act that also poses a threat to health and safety is
engaged in by an authorized occupant or a guest or invitee of the tenant, the tenant
shall be presumed to have knowledge of such activities unless the presumption is
rebutted by a preponderance of the evidence. The initial hearing on the landlord's
action for immediate possession of the premises shall be held within 15 calendar days
from the date of service on the tenant; however, the court shall order an earlier hearing
when emergency conditions are alleged to exist upon the premises that constitute an
immediate threat to the health or safety of the other tenants. After the initial hearing, if
the matter is scheduled for a subsequent hearing or for a contested trial, the court, to
the extent practicable, shall order that the matter be given priority on the court's
docket. Such subsequent hearing or contested trial shall be heard no later than 30
calendar days from the date of service on the tenant. During the interim period
between the date of the initial hearing and the date of any subsequent hearing or
contested trial, the court may afford any further remedy or relief as is necessary to
protect the interests of parties to the proceeding or the interests of any other tenant
residing on the premises. Failure by the court to hold either of the hearings within the
time limits set out in this section shall not be a basis for dismissal of the case.
D. If the tenant is a victim of family abuse as defined in § 16.1-228 that occurred in the
dwelling unit or on the premises and the perpetrator is barred from the dwelling unit
pursuant to § 55.1-1246 on the basis of information provided by the tenant to the
landlord, or by a protective order from a court of competent jurisdiction pursuant to
§ 16.1-253.1 or 16.1-279.1 or subsection B of § 20-103, the lease shall not terminate
solely due to an act of family abuse against the tenant. However, these provisions shall
not be applicable if (i) the tenant fails to provide written documentation corroborating
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the tenant's status as a victim of family abuse and the exclusion from the dwelling unit
of the perpetrator no later than 21 days from the alleged offense or (ii) the perpetrator
returns to the dwelling unit or the premises, in violation of a bar notice, and the tenant
fails to promptly notify the landlord within 24 hours that the perpetrator has returned
to the dwelling unit or the premises, unless the tenant proves by a preponderance of
the evidence that the tenant had no actual knowledge that the perpetrator violated the
bar notice, or it was not possible for the tenant to notify the landlord within 24 hours, in
which case the tenant shall promptly notify the landlord, but in no event later than
seven days. If the provisions of this subsection are not applicable, the tenant shall
remain responsible for the acts of the other co-tenants, authorized occupants, or guests
or invitees pursuant to § 55.1-1227 and is subject to termination of the tenancy
pursuant to the lease and this chapter.
E. If the tenant has been served with a prior written notice that required the tenant to
remedy a breach, and the tenant remedied such breach, where the tenant intentionally
commits a subsequent breach of a like nature as the prior breach, the landlord may
serve a written notice on the tenant specifying the acts and omissions constituting the
subsequent breach, make reference to the prior breach of a like nature, and state that
the rental agreement will terminate upon a date not less than 30 days after receipt of
the notice.
F. If rent is unpaid when due, and the tenant fails to pay rent within five days after
written notice is served on him notifying the tenant of his nonpayment, and of the
landlord's intention to terminate the rental agreement if the rent is not paid within the
five-day period, the landlord may terminate the rental agreement and proceed to obtain
possession of the premises as provided in § 55.1-1251. If a check for rent is delivered to
the landlord drawn on an account with insufficient funds, or if an electronic funds
transfer has been rejected because of insufficient funds or a stop-payment order has
been placed in bad faith by the authorizing party, and the tenant fails to pay rent within
five days after written notice is served on him notifying the tenant of his nonpayment
and of the landlord's intention to terminate the rental agreement if the rent is not paid
by cash, cashier's check, certified check, or a completed electronic funds transfer within
the five-day period, the landlord may terminate the rental agreement and proceed to
obtain possession of the premises as provided in § 55.1-1251. Nothing shall be
construed to prevent a landlord from seeking an award of costs or attorney fees under
§ 8.01-27.1 or civil recovery under § 8.01-27.2, as a part of other damages requested on
the unlawful detainer filed pursuant to § 8.01-126, provided that the landlord has given
notice in accordance with § 55.1-1202, which notice may be included in the five-day
termination notice provided in accordance with this section.
G. Except as otherwise provided in this chapter, the landlord may recover damages and
obtain injunctive relief for any noncompliance by the tenant with the rental agreement
or § 55.1-1227. In the event of a breach of the rental agreement or noncompliance by
the tenant, the landlord shall be entitled to recover from the tenant the following,
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regardless of whether a lawsuit is filed or an order is obtained from a court: (i) rent due
and owing as contracted for in the rental agreement, (ii) other charges and fees as
contracted for in the rental agreement, (iii) late charges contracted for in the rental
agreement, (iv) reasonable attorney fees as contracted for in the rental agreement or as
provided by law, (v) costs of the proceeding as contracted for in the rental agreement or
as provided by law only if court action has been filed, and (vi) damages to the dwelling
unit or premises as contracted for in the rental agreement.
H. In a case where a lawsuit is pending before the court upon a breach of the rental
agreement or noncompliance by the tenant and the landlord prevails, the court shall
award a money judgment to the landlord and against the tenant for the relief
requested, which may include the following: (i) rent due and owing as of the court date
as contracted for in the rental agreement; (ii) other charges and fees as contracted for in
the rental agreement; (iii) late charges contracted for in the rental agreement; (iv)
reasonable attorney fees as contracted for in the rental agreement or as provided by
law, unless in any such action the tenant proves by a preponderance of the evidence
that the tenant's failure to pay rent or vacate was reasonable; (v) costs of the
proceeding as contracted for in the rental agreement or as provided by law; and (vi)
damages to the dwelling unit or premises.
§ 55.1-1246. Barring guest or invitee of a tenant.
A. A guest or invitee of a tenant may be barred from the premises by the landlord upon
written notice served personally upon the guest or invitee of the tenant for conduct on
the landlord's property where the premises are located that violates the terms and
conditions of the rental agreement, a local ordinance, or a state or federal law. A copy
of the notice shall be served upon the tenant in accordance with this chapter. The notice
shall describe the conduct of the guest or invitee that is the basis for the landlord's
action.
B. In addition to the remedies against the tenant authorized by this chapter, a landlord
may apply to the magistrate for a warrant for trespass, provided that the guest or
invitee has been served in accordance with subsection A.
C. The tenant may file a tenant's assertion, in accordance with § 55.1-1244, requesting
that the general district court review the landlord's action to bar the guest or invitee.
§ 55.1-1247. Sheriffs authorized to serve certain notices; fee for service.
The sheriff of any county or city, upon request, may deliver any notice to a tenant on
behalf of a landlord or lessor under the provisions of § 55.1-1245 or 55.1-1415. For this
service, the sheriff shall be allowed a fee not to exceed $12.
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§ 55.1-1248. Remedy by repair, etc.; emergencies.
If there is a violation by the tenant of § 55.1-1227 or the rental agreement materially
affecting health and safety that can be remedied by repair, replacement of a damaged
item, or cleaning, the landlord shall send a written notice to the tenant specifying the
breach and stating that the landlord will enter the dwelling unit and perform the work in
a workmanlike manner and submit an itemized bill for the actual and reasonable cost
for such work to the tenant, which shall be due as rent on the next rent due date or, if
the rental agreement has terminated, for immediate payment.
In case of emergency the landlord may, as promptly as conditions require, enter the
dwelling unit, perform the work in a workmanlike manner, and submit an itemized bill
for the actual and reasonable cost for such work to the tenant, which shall be due as
rent on the next rent due date or, if the rental agreement has terminated, for
immediate payment.
The landlord may perform the repair, replacement, or cleaning or may engage a third
party to do so.
§ 55.1-1249. Remedies for absence, nonuse, and abandonment.
If the rental agreement requires the tenant to give notice to the landlord of an
anticipated extended absence in excess of seven days and the tenant fails to do so, the
landlord may recover actual damages from the tenant. During any absence of the tenant
in excess of seven days, the landlord may enter the dwelling unit at times reasonably
necessary to protect his possessions and property. The rental agreement is deemed to
be terminated by the landlord as of the date of abandonment by the tenant. If the
landlord cannot determine whether the premises has been abandoned by the tenant,
the landlord shall serve written notice on the tenant in accordance with § 55.1-
1202 requiring the tenant to give written notice to the landlord within seven days that
the tenant intends to remain in occupancy of the premises. If the tenant gives such
written notice to the landlord, or if the landlord otherwise determines that the tenant
remains in occupancy of the premises, the landlord shall not treat the premises as
having been abandoned. Unless the landlord receives written notice from the tenant or
otherwise determines that the tenant remains in occupancy of the premises, upon the
expiration of seven days from the date of the landlord's notice to the tenant, there shall
be a rebuttable presumption that the premises has been abandoned by the tenant, and
the rental agreement shall be deemed to terminate on that date. The landlord shall
mitigate damages in accordance with § 55.1-1251.
§ 55.1-1250. Landlord's acceptance of rent with reservation.
A. The landlord may accept full or partial payment of all rent and receive an order of
possession from a court of competent jurisdiction pursuant to an unlawful detainer
action filed under Article 13 8.01-124 et seq.) of Chapter 3 of Title 8.01 and proceed
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with eviction under § 55.1-1255, provided that the landlord has stated in a written
notice to the tenant that any and all amounts owed to the landlord by the tenant,
including payment of any rent, damages, money judgment, award of attorney fees, and
court costs, would be accepted with reservation and would not constitute a waiver of
the landlord's right to evict the tenant from the dwelling unit. Such notice may be
included in a written termination notice given by the landlord to the tenant in
accordance with § 55.1-1245, and if so included, nothing herein shall be construed by a
court of law or otherwise as requiring such landlord to give the tenant subsequent
written notice. If the dwelling unit is a public housing unit or other housing unit subject
to regulation by the U.S. Department of Housing and Urban Development, nothing in
this section shall be construed to require that written notice be given to any public
agency paying a portion of the rent under the rental agreement. If a landlord enters into
a new written rental agreement with the tenant prior to eviction, an order of possession
obtained prior to the entry of such new rental agreement is not enforceable.
B. The tenant may pay or present to the court a redemption tender for payment of all
rent due and owing as of the return date, including late charges, attorney fees, and
court costs, at or before the first return date on an action for unlawful detainer. For
purposes of this section, "redemption tender" means a written commitment to pay all
rent due and owing as of the return date, including late charges, attorney fees, and
court costs, by a local government or nonprofit entity within 10 days of such return
date.
C. If the tenant presents a redemption tender to the court at the return date, the court
shall continue the action for unlawful detainer for 10 days following the return date for
payment to the landlord of all rent due and owing as of the return date, including late
charges, attorney fees, and court costs, and dismiss the action upon such payment.
Should the landlord not receive full payment of all rent due and owing as of the return
date, including late charges, attorney fees, and court costs, within 10 days of the return
date, the court shall, without further evidence, grant to the landlord judgment for all
amounts due and immediate possession of the premises.
D. In cases of unlawful detainer, a tenant may pay the landlord or the landlord's
attorney or pay into court all (i) rent due and owing as of the court date as contracted
for in the rental agreement, (ii) other charges and fees as contracted for in the rental
agreement, (iii) late charges contracted for in the rental agreement, (iv) reasonable
attorney fees as contracted for in the rental agreement or as provided by law, and (v)
costs of the proceeding as provided by law, at which time the unlawful detainer
proceeding shall be dismissed. If such payment has not been made as of the return date
for the unlawful detainer, the tenant may pay to the landlord, the landlord's attorney,
or the court all amounts claimed on the summons in unlawful detainer, including
current rent, damages, late charges, costs of court, any civil recovery, attorney fees, and
sheriff fees, no less than two business days before the date scheduled by the officer to
whom the writ of eviction has been delivered to be executed. Any payments made by
the tenant shall be by cashier's check, certified check, or money order. A tenant may
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invoke the rights granted in this section no more than one time during any 12-month
period of continuous residency in the dwelling unit, regardless of the term of the rental
agreement or any renewal term of the rental agreement.
§ 55.1-1251. Remedy after termination.
If the rental agreement is terminated, the landlord may have a claim for possession and
for rent and a separate claim for actual damages for breach of the rental agreement,
reasonable attorney fees as provided in § 55.1-1245, and the cost of service of any
notice under § 55.1-1245 or 55.1-1415 or process by a sheriff or private process server,
which cost shall not exceed the amount authorized by § 55.1-1247, and such claims may
be enforced, without limitation, by initiating an action for unlawful entry or detainer.
Actual damages for breach of the rental agreement may include a claim for rent that
would have accrued until the expiration of the term of the rental agreement or until a
tenancy pursuant to a new rental agreement commences, whichever occurs first,
provided that nothing contained in this section shall diminish the duty of the landlord to
mitigate actual damages for breach of the rental agreement. In obtaining post-
possession judgments for actual damages as defined in this section, the landlord shall
not seek a judgment for accelerated rent through the end of the term of the tenancy.
In any unlawful detainer action brought by the landlord, this section shall not be
construed to prevent the landlord from being granted by the court a simultaneous
judgment for money due and for possession of the premises without a credit for any
security deposit. Upon the tenant vacating the premises either voluntarily or by a writ of
eviction, security deposits shall be credited to the tenant's account by the landlord in
accordance with the requirements of § 55.1-1226.
§ 55.1-1252. Recovery of possession limited.
A landlord may not recover or take possession of the dwelling unit (i) by willful
diminution of services to the tenant by interrupting or causing the interruption of an
essential service required by the rental agreement or (ii) by refusal to permit the tenant
access to the unit unless such refusal is pursuant to a court order for possession.
§ 55.1-1253. Periodic tenancy; holdover remedies.
A. The landlord or the tenant may terminate a week-to-week tenancy by serving a
written notice on the other at least seven days prior to the next rent due date. The
landlord or the tenant may terminate a month-to-month tenancy by serving a written
notice on the other at least 30 days prior to the next rent due date, unless the rental
agreement provides for a different notice period. The landlord and the tenant may
agree in writing to an early termination of a rental agreement. In the event that no such
agreement is reached, the provisions of § 55.1-1251 shall control.
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B. If the tenant remains in possession without the landlord's consent after expiration of
the term of the rental agreement or its termination, the landlord may bring an action for
possession and may also recover actual damages, reasonable attorney fees, and court
costs, unless the tenant proves by a preponderance of the evidence that the failure of
the tenant to vacate the dwelling unit as of the termination date was reasonable. The
landlord may include in the rental agreement a reasonable liquidated damage penalty,
not to exceed an amount equal to 150 percent of the per diem of the monthly rent, for
each day the tenant remains in the dwelling unit after the termination date specified in
the landlord's notice. However, if the dwelling unit is a public housing unit or other
housing unit subject to regulation by the U.S. Department of Housing and Urban
Development, any liquidated damage penalty shall not exceed an amount equal to the
per diem of the monthly rent set out in the lease agreement. If the landlord consents to
the tenant's continued occupancy, § 55.1-1204 applies.
C. In the event of termination of a rental agreement where the tenant remains in
possession with the agreement of the landlord either as a hold-over tenant or a month-
to-month tenant and no new rental agreement is entered into, the terms of the
terminated agreement shall remain in effect and govern the hold-over or month-to-
month tenancy, except that the amount of rent shall be either as provided in the
terminated rental agreement or the amount set forth in a written notice to the tenant,
provided that such new rent amount shall not take effect until the next rent due date
coming 30 days after the notice.
§ 55.1-1254. Disposal of property abandoned by tenants.
If any items of personal property are left in the dwelling unit, the premises, or any
storage area provided by the landlord after the rental agreement has terminated and
delivery of possession has occurred, the landlord may consider such property to be
abandoned. The landlord may dispose of the property so abandoned as the landlord
sees fit or appropriate, provided that he has given (i) a termination notice to the tenant
in accordance with this chapter, including a statement that any items of personal
property left in the dwelling unit or the premises would be disposed of within the 24-
hour period after termination; (ii) written notice to the tenant in accordance with
§ 55.1-1249, including a statement that any items of personal property left in the
dwelling unit, the premises, or the storage area would be disposed of within the 24-hour
period after expiration of the seven-day notice period; or (iii) a separate written notice
to the tenant, including a statement that any items of personal property left in the
dwelling unit, the premises, or the storage area would be disposed of within 24 hours
after expiration of a 10-day period from the date such notice was given to the tenant.
Any written notice to the tenant shall be given in accordance with § 55.1-1202. The
tenant shall have the right to remove his personal property from the dwelling unit, the
premises, or the storage area at reasonable times during the 24-hour period after
termination or at such other reasonable times until the landlord has disposed of the
remaining personal property of the tenant.
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During the 24-hour period and until the landlord disposes of the remaining personal
property of the tenant, the landlord shall not have any liability for the risk of loss for
such personal property. If the landlord fails to allow reasonable access to the tenant to
remove his personal property as provided in this section, the tenant shall have a right to
injunctive or other relief as provided by law. If the landlord received any funds from any
sale of abandoned property as provided in this section, the landlord shall pay such funds
to the account of the tenant and apply the funds to any amounts due the landlord by
the tenant, including the reasonable costs incurred by the landlord in selling, storing, or
safekeeping such property. If any such funds are remaining after application, the
remaining funds shall be treated as a security deposit under the provisions of § 55.1-
1226. The provisions of this section shall not be applicable if the landlord has been
granted an order of possession for the premises in accordance with Title 8.01 and
execution of a writ of eviction has been completed pursuant to § 8.01-470.
Nothing in this section shall affect the right of a landlord to enforce an inchoate or
perfected lien of the landlord on the personal property of a tenant in a dwelling unit or
on the premises leased to such tenant and the right of a landlord to distress, levy, and
seize such personal property as otherwise provided by law.
§ 55.1-1255. Authority of sheriffs to store and sell personal property
removed from residential premises; recovery of possession by owner;
disposition or sale.
Notwithstanding the provisions of § 8.01-156, when personal property is removed from
a dwelling unit, the premises, or any storage area provided by the landlord pursuant to
an action of unlawful detainer or ejectment, or pursuant to any other action in which
personal property is removed from the dwelling unit in order to restore the dwelling
unit to the person entitled to such dwelling unit, the sheriff shall oversee the removal of
such personal property to be placed into the public way. The tenant shall have the right
to remove his personal property from the public way during the 24-hour period after
eviction. Upon the expiration of the 24-hour period after eviction, the landlord shall
remove, or dispose of, any such personal property remaining in the public way.
At the landlord's request, any personal property removed pursuant to this section shall
be placed into a storage area designated by the landlord, which may be the dwelling
unit. The tenant shall have the right to remove his personal property from the landlord's
designated storage area at reasonable times during the 24 hours after eviction or at
such other reasonable times until the landlord has disposed of the property as provided
in this section. During that 24-hour period and until the landlord disposes of the
remaining personal property of the tenant, the landlord and the sheriff shall not have
any liability for the risk of loss for such personal property. If the landlord fails to allow
reasonable access to the tenant to remove his personal property as provided in this
section, the tenant shall have a right to injunctive or other relief as otherwise provided
by law.
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Any property remaining in the landlord's storage area upon the expiration of the 24-
hour period after eviction may be disposed of by the landlord as the landlord sees fit or
appropriate. If the landlord receives any funds from any sale of such remaining
property, the landlord shall pay such funds to the account of the tenant and apply the
funds to any amounts due the landlord by the tenant, including the reasonable costs
incurred by the landlord in the eviction process described in this section or the
reasonable costs incurred by the landlord in selling or storing such property. If any funds
are remaining after application, the remaining funds shall be treated as a security
deposit under the provisions of § 55.1-1226.
The notice posted by the sheriff with the writ of eviction setting the date and time of
the eviction, pursuant to § 8.01-470, shall provide notice to the tenant of the rights
afforded to tenants in this section and shall include a copy of this statute attached to, or
made a part of, the notice.
§ 55.1-1256. Disposal of property of deceased tenants.
A. If a tenant who is the sole tenant under a written rental agreement still residing in the
dwelling unit dies, and there is no person authorized by order of the circuit court to
handle probate matters for the deceased tenant, the landlord may dispose of the
personal property left in the dwelling unit or upon the premises. However, the landlord
shall give at least 10 days' written notice to (i) the person identified in the rental
application, lease agreement, or other landlord document as the authorized person to
contact in the event of the death or emergency of the tenant or (ii) the tenant in
accordance with § 55.1-1202 if no such person is identified in the rental application,
lease agreement, or other landlord document as the authorized contact person. The
notice given under clause (i) or (ii) shall include a statement that any items of personal
property left in the premises would be treated as abandoned property and disposed of
in accordance with the provisions of § 55.1-1254, if not claimed within 10 days.
Authorized occupants, or guests or invitees, are not allowed to occupy the dwelling unit
after the death of the sole remaining tenant and shall vacate the dwelling unit prior to
the end of the 10-day period.
B. The landlord may request that such authorized contact person provide reasonable
proof of identification. Thereafter, the authorized contact person identified in the rental
application, lease agreement, or other landlord document may (i) have access to the
dwelling unit or the premises and to the tenant records maintained by the landlord and
(ii) rightfully claim the personal property of the deceased tenant and otherwise handle
the affairs of the deceased tenant with the landlord.
C. The rental agreement is deemed to be terminated by the landlord as of the date of
death of the tenant who is the sole tenant under a written rental agreement still
residing in the dwelling unit, and the landlord shall not be required to seek an order of
possession from a court of competent jurisdiction. The estate of the tenant shall remain
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liable for actual damages under § 55.1-1251, and the landlord shall mitigate such
damages.
§ 55.1-1257. Who may recover rent or possession.
Notwithstanding any rule of court to the contrary, (i) any person licensed under the
provisions of § 54.1-2106.1, (ii) any property manager or the managing agent of a
landlord as defined in § 55.1-1200 pursuant to the written property management
agreement, or (iii) any employee, who is authorized in writing by a corporate officer
with the approval of the board of directors, or by a manager, a general partner, or a
trustee, of a partnership, association, corporation, limited liability company, limited
partnership, professional corporation, professional limited liability company, registered
limited liability partnership, registered limited liability limited partnership, business
trust, or family trust to sign pleadings as the agent of the business entity may obtain a
judgment (a) for possession in the general district court for the county or city in which
the premises, or part thereof, is situated or (b) for rent or damages, including actual
damages for breach of the rental agreement, or for final rent and damages under
§ 8.01-128, in any general district court where venue is proper under Chapter 5 8.01-
257 et seq.) of Title 8.01, against any defendant if the person seeking such judgment
had a contractual agreement with the landlord to manage the premises for which rent
or possession is due and may prepare, execute, file, and have served on other parties in
any general district court a warrant in debt, suggestion for summons in garnishment,
garnishment summons, order of possession, writ of eviction, or writ of fieri facias arising
out of a landlord-tenant relationship. However, the activities of any such person in court
shall be limited by the provisions of § 16.1-88.03. However, nothing shall be construed
as preventing a nonlawyer from requesting relief from the court as provided by law or
statute when such nonlawyer is before the court on one of the actions specified herein.
Article 6. Retaliatory Action.
§ 55.1-1258. Retaliatory conduct prohibited.
A. Except as provided in this section or as otherwise provided by law, a landlord may not
retaliate by increasing rent or decreasing services or by bringing or threatening to bring
an action for possession or by causing a termination of the rental agreement pursuant
to § 55.1-1253 or 55.1-1410 after he has knowledge that (i) the tenant has complained
to a governmental agency charged with responsibility for enforcement of a building or
housing code of a violation applicable to the premises materially affecting health or
safety, (ii) the tenant has made a complaint to or filed an action against the landlord for
a violation of any provision of this chapter, (iii) the tenant has organized or become a
member of a tenant's organization, or (iv) the tenant has testified in a court proceeding
against the landlord. However, the provisions of this subsection shall not be construed
to prevent the landlord from increasing rent to that which is charged for similar market
rentals nor decreasing services that apply equally to all tenants.
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B. If the landlord acts in violation of this section, the tenant is entitled to the applicable
remedies provided for in this chapter, including recovery of actual damages, and may
assert such retaliation as a defense in any action against him for possession. The burden
of proving retaliatory intent shall be on the tenant.
C. Notwithstanding subsections A and B, a landlord may terminate the rental agreement
pursuant to § 55.1-1253 or 55.1-1410 and bring an action for possession if:
1. Violation of the applicable building or housing code was caused primarily by lack of
reasonable care by the tenant, an authorized occupant, or a guest or invitee of the
tenant;
2. The tenant is in default in rent;
3. Compliance with the applicable building or housing code requires alteration,
remodeling, or demolition that would effectively deprive the tenant of use of the
dwelling unit; or
4. The tenant is in default of a provision of the rental agreement materially affecting the
health and safety of himself or others. The maintenance of the action provided in this
section does not release the landlord from liability under § 55.1-1226.
D. The landlord may also terminate the rental agreement pursuant to § 55.1-
1253 or 55.1-1410 for any other reason not prohibited by law unless the court finds that
the reason for the termination was retaliation.
§ 55.1-1259. Actions to enforce chapter.
In addition to any other remedies in this chapter, any person adversely affected by an
act or omission prohibited under this chapter may institute an action for injunction and
damages against the person responsible for such act or omission in the circuit court in
the county or city in which such act or omission occurred. If the court finds that the
defendant was responsible for such act or omission, it shall enjoin the defendant from
continuance of such practice, and in its discretion award the plaintiff damages as
provided in this section.
Article 7. Eviction Diversion Pilot Program.
§ 55.1-1260. (Expires July 1, 2023) Establishment of Eviction Diversion Pilot
Program; purpose; goals.
A. There is hereby established the Eviction Diversion Pilot Program (the Program) within
the existing structure of the general district courts for the cities of Danville, Hampton,
Petersburg, and Richmond. The purpose of the Program shall be to reduce the number
of evictions of low-income persons. Notwithstanding any other provision of law, no
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eviction diversion court or program shall be established except in conformance with this
section.
B. The goals of the Program shall include (i) reducing the number of evictions of low-
income persons from their residential dwelling units for the failure to pay small amounts
of money under the rental agreement, in particular when such persons have
experienced an event that adversely affected financial circumstances such as the loss of
employment or a medical crisis in their immediate family; (ii) reducing displacement of
families from their homes and the resulting adverse consequences to children who are
no longer able to remain in the same public school after eviction; (iii) encouraging
understanding of eviction-related processes and facilitating the landlord's and tenant's
entering into a reasonable payment plan that provides for the landlord to receive full
rental payments as contracted for in the rental agreement and for the tenant to have
the opportunity to make current such rental payments; and (iv) encouraging tenants to
make rental payments in the manner as provided in the rental agreement.
§ 55.1-1261. (Expires July 1, 2023) Eviction Diversion Pilot Program;
administration.
Administrative oversight of the implementation of the Program and training for judges
who preside over general district courts participating in the Program shall be conducted
by the Executive Secretary of the Supreme Court of Virginia (Executive Secretary).
§ 55.1-1262. (Expires July 1, 2023) Eviction Diversion Pilot Program; process;
court-ordered payment plan.
A. A tenant in an unlawful detainer case shall be eligible to participate in the Program if
he:
1. Appears in court on the first docket call of the case and requests to have the case
referred into the Program;
2. Pays to the landlord or into the court at least 25 percent of the amount due on the
unlawful detainer as amended on the first docket call of the case;
3. Provides sworn testimony that he is employed and has sufficient funds to make the
payments under the court payment plan, or otherwise has sufficient funds to make such
payments;
4. Provides sworn testimony explaining the reasons for being unable to make rental
payments as contracted for in the rental agreement;
5. Has not been late within the last 12 months in payment of rent as contracted for in
the rental agreement at the rate of either (i) more than two times in six months or (ii)
more than three times in 12 months;
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6. Has not exercised the right of redemption pursuant to § 55.1-1250 within the last six
months; and
7. Has not participated in an eviction diversion program within the last 12 months.
B. The court shall direct an eligible tenant pursuant to subsection A and his landlord to
participate in the Program and to enter into a court-ordered payment plan. The court
shall provide for a continuance of the case on the docket of the general district court in
which the unlawful detainer action is filed to allow for full payment under the plan. The
court-ordered payment plan shall be based on a payment agreement entered into by
the landlord and tenant, on a form provided by the Executive Secretary, and shall
contain the following provisions:
1. All payments shall be (i) made to the landlord; (ii) paid by cashier's check, certified
check, or money order; and (iii) received by the landlord on or before the fifth day of
each month included in the plan;
2. The remaining payments of the amounts on the amended unlawful detainer after the
first payments made on the first docket call of the case shall be paid on the following
schedule: (i) 25 percent due by the fifth day of the month following the initial court
hearing date, (ii) 25 percent due by the fifth day of the second month following the
initial court hearing date, and (iii) the final payment of 25 percent due by the fifth day of
the third month following the initial court hearing date; and
3. All rental payments shall continue to be made by the tenant to the landlord as
contracted for in the rental agreement within five days of the due date established by
the rental agreement each month during the course of the court-ordered payment plan.
C. If the tenant makes all payments in accordance with the court-ordered payment plan,
the judge shall dismiss the unlawful detainer as being satisfied.
D. If the tenant fails to make a payment under the court-ordered payment plan or to
keep current any monthly rental payments to the landlord as contracted for in the
rental agreement within five days of the due date established by the rental agreement,
the landlord shall submit to the general district court clerk a written notice, on a form
provided by the Executive Secretary, that the tenant has failed to make payments in
accordance with the plan. A copy of such written notice shall be given to the tenant in
accordance with § 55.1-1202.
The court shall enter an order of possession without further hearings or proceedings,
unless the tenant files an affidavit with the court within 10 days of the date of such
notice stating that the current rent has in fact been paid and that the landlord has not
properly acknowledged payment of such rent. A copy of such affidavit shall be given to
the landlord in accordance with § 55.1-1202.
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The landlord may seek a money judgement for final rent and damages pursuant to
subsection B of § 8.01-128.
E. Nothing in this section shall be construed to limit (i) the landlord from filing an
unlawful detainer for a non-rent violation against the tenant while such tenant is
participating in the Program or (ii) the landlord and tenant from entering into a
voluntary payment agreement outside the provisions of this section.