New Virginia Landlord-Tenant Law Changes: What Virginia Rental Owners Need to Know

06/29/2026 | First Landing Realty | Landlords, VRLTA

General overview as of June 2026. This article is not legal advice. Landlords should consult qualified legal counsel regarding specific situations.

Virginia rental owners have several important law changes to prepare for in 2026 and 2027 — affecting rent collection, late notices, tenant payment fees, maintenance charges, lease renewals, and military lease terminations.

At First Landing Realty and 757RentalHomes.com, we stay current on Virginia landlord-tenant law so the owners and clients we represent don’t have to. For landlords in Virginia Beach, Chesapeake, Norfolk, Portsmouth, Suffolk, and throughout Hampton Roads, now is the time to review your lease forms, notice templates, payment policies, and renewal timelines before these changes take effect.

At a Glance

July 1, 2026 — Nonpayment notices change from 5 days to 14 days.
July 1, 2026 — New limits on tenant payment fees, maintenance fees, and required payment methods.
Now — Military lease termination rules remain critical in Hampton Roads.
July 1, 2027 — Certain landlords must give 90 days’ notice of a rent increase.
July 1, 2027 — Nonpayment notices must include a detailed statement of charges and payments.

1. Nonpayment Notices Change from 5 Days to 14 Days (July 1, 2026)

The biggest immediate change: the nonpayment notice period is more than doubling.

Previously, when rent was not paid on time, a landlord could generally issue a 5-day pay-or-quit notice before moving forward. Effective July 1, 2026, that period becomes 14 days. If rent is not paid when due, the written notice must give the tenant 14 days to pay before the landlord may terminate the rental agreement for nonpayment and proceed to the next steps. The same 14-day period also applies to certain bad-check and insufficient-funds situations.

This makes timing more important than ever. A notice form that still uses the old 5-day period after July 1, 2026 may create a procedural defect that jeopardizes an unlawful detainer action. Make sure every pay-or-quit and cure notice is updated to 14 days before July 1.

Source: SB48 / HB15 — Virginia LIS

2. New Limits on Tenant Fees and Payment Methods (July 1, 2026)

Two 2026 bills — SB313 and HB1005, both amending §§ 55.1-1204 and 55.1-1208 — tighten the rules on what landlords can charge tenants and how tenants are allowed to pay. Together they form a single “fee reform” package every Virginia owner should understand:

A fee-free payment option is required. A landlord may not charge a fee for collecting or processing rent, security deposits, or other amounts unless the landlord also offers an alternative payment method with no added fee. If your online portal charges a convenience fee, tenants must still have a fee-free way to pay.
Processing fees can’t be a profit center. Any payment-processing fee passed through to a tenant may not exceed the landlord’s actual out-of-pocket cost charged by the third-party processor.
Check, money order, and receipts. Landlords must accept rent and security deposit payments by check and money order, and provide a written receipt on request — not just electronic options.
Maintenance fees are restricted. A landlord may not charge a tenant a fee for general maintenance or repair unless the repair is necessitated by the tenant’s own action, omission, or violation of the VRLTA. Routine maintenance is not the same as tenant-caused damage — and clear documentation is essential when assessing any charge.

For owners who have moved toward online-only rent collection, these are real operational changes. The safest practice: make sure tenants clearly understand their payment options, always offer at least one fee-free method, and keep documentation tying any maintenance charge to a specific tenant cause.

Sources: § 55.1-1204 — Virginia Code · SB313 — Virginia LIS · HB1005 — Virginia LIS

3. Military Lease Termination Rules Matter in Hampton Roads

Virginia law includes specific protections for military tenants who must terminate a lease early due to qualifying orders — especially relevant here given the large military presence across Virginia Beach, Norfolk, Chesapeake, Portsmouth, Suffolk, and the surrounding region.

Under Virginia Code § 55.1-1235, qualifying military tenants may terminate a rental agreement in certain circumstances, including permanent change of station orders, temporary duty orders in excess of three months, discharge or release from active duty, orders to report to government-supplied quarters, or certain stop-movement orders. The statute also sets notice and documentation requirements: before the termination date, the tenant must provide the landlord a copy of the official orders or a signed letter confirming the orders from the tenant’s commanding officer.

Make sure your lease forms and internal procedures are consistent with Virginia law and applicable federal servicemember protections.

Source: § 55.1-1235 — Virginia Code

4. Coming in 2027: 90-Day Rent Increase Notice

Not every change is immediate. Beginning July 1, 2027, certain landlords must provide at least 90 days’ written notice of a rent increase before the end of the current rental agreement term.

This applies to a landlord who owns more than four rental dwelling units, or more than a 10 percent interest in more than four rental dwelling units — individually or through a business entity. The notice must also give the tenant a deadline (no sooner than 30 days after delivery) to say whether they intend to renew.

The takeaway: waiting until the end of a lease term to decide on a rent increase won’t work once this takes effect. Owners and managers should start reviewing renewal timelines now so future notices go out early enough.

Source: HB678 — Virginia LIS

5. Coming in 2027: More Detailed Nonpayment Notices

Also beginning July 1, 2027, a nonpayment termination notice will not be effective unless it includes a written statement of charges and payments over the course of the tenancy — or the past 12 months, whichever is shorter — along with any late charges, attorney’s fees, costs, and other amounts claimed as due.

In practice, this means landlords will need accurate, itemized accounting for every tenancy. It reinforces the importance of keeping clean, detailed records from move-in onward.

Source: SB294 / HB1361 — Virginia LIS

What Should Virginia Landlords Do Now?

Before a problem comes up, review your current practices. Landlords should consider:

Updating nonpayment notice forms from 5 days to 14 days ahead of July 1, 2026
Confirming at least one fee-free payment option is available
Reviewing tenant payment-processing fees against actual processor costs
Accepting check and money order, and issuing receipts on request
Reviewing maintenance charge policies and supporting documentation
Updating lease renewal timelines for the coming 90-day notice rule
Keeping detailed records of charges, payments, notices, and communications
Reviewing lease forms and notices with qualified legal counsel

Even small procedural mistakes can create costly delays — especially with unpaid rent, notices, lease enforcement, or court filings.

Why Professional Property Management Matters

Managing rental property in Virginia keeps getting more detail-oriented. Owners are expected to follow proper procedures, deliver correct notices, maintain accurate records, and stay current with the law. For someone managing one or two homes, it’s easy to miss an update or keep using an old form without realizing the rule has changed.

That’s where professional management helps. At 757RentalHomes.com and First Landing Realty, we handle the day-to-day for rental owners throughout Hampton Roads — rent collection, lease enforcement, maintenance coordination, tenant communication, renewals, and compliance-focused procedures — so you can protect your investment with less stress.

Own a Rental Property in Hampton Roads?

If you own a rental home in Virginia Beach, Chesapeake, Norfolk, Portsmouth, Suffolk, or the surrounding Hampton Roads area, now is a great time to review your rental procedures.

Being a landlord is hard. We make it easier. Contact 757RentalHomes.com and First Landing Realty today to learn more about professional property management in Hampton Roads.

Official Virginia Sources

SB48 / HB15 — Nonpayment notice change from 5 days to 14 days
§ 55.1-1204 — Payment terms and fee-free method requirement
SB313 — Maintenance and repair fee restrictions
HB1005 — Rental payment methods and prohibited fees
§ 55.1-1235 — Early termination by military personnel
HB678 — 90-day rent increase notice requirement (effective July 1, 2027)
SB294 / HB1361 — Statement of charges and payments for nonpayment notices (effective July 1, 2027)