What Can a Landlord Not Do in VA? Essential Rules for Rental Agreements

It surprises a lot of renters in Virginia how clear the laws are about what landlords can’t get away with. For example, your landlord can’t just show up at your door whenever they want. In Virginia, the law says they have to give you at least 24 hours' notice before entering, unless it’s an emergency. Forget about random pop-ins for "inspections"—those are illegal without proper warning.

Another thing that trips people up is the security deposit. There’s an exact limit: it can’t be more than two months’ rent. And when you move out, your landlord has 45 days to return your deposit or explain with documentation why they’re keeping part of it. No more excuses or endless waiting games—there are real deadlines, and if your landlord ignores them, you could actually make a claim in small claims court.

• No Entry Without Notice
• Security Deposit Limits and Returns
• Eviction Rules and Fair Process
• Discrimination Is Off-Limits
• Retaliation Isn’t Allowed
• Changing the Locks or Utilities

No Entry Without Notice

In Virginia, your home is your space—even if you rent it. A lot of renters don’t realize this, but the law has their back. Landlords can’t just pop in whenever they please. State law (specifically Virginia Code § 55.1-1229) says your landlord must give at least 24 hours’ notice before they enter your place for things like repairs, inspections, or showings. That notice has to be reasonable and written, even if it’s just a quick text or email. Showing up unannounced, unless there’s an emergency like a burst pipe, is flat-out illegal.

There are a few clear exceptions where notice isn’t needed:

• There’s an emergency (think: fire, flood, or serious water leak).
• You specifically invite your landlord in at a certain time.
• Your landlord needs to deliver legal notices that require in-person delivery.

For anything else—routine maintenance, showing the place to a future renter, or a "quick check"—24 hours’ notice is required. If your landlord ignores this, you don’t just have to put up with it. Virginia law lets you document the problem and, if it keeps happening, take them to court for violating your right to privacy.

If your landlord keeps skipping the notice, start keeping a record—a simple journal or even text message screenshots help if you ever need to prove a pattern. Some renters even put up a camera at the door for backup. These rules keep things fair so you always feel like your rental is truly your home. Remember, knowing these basics about landlord rights VA could save you a whole lot of stress down the road.

Security Deposit Limits and Returns

Landlords in Virginia can’t just set any deposit amount they want. The law spells it out: the security deposit can’t be more than two months of rent. If you’re paying $1,500 a month, your landlord can ask for up to $3,000—no more. If they try to squeeze out extra for other reasons, that’s not legal under Virginia’s rental rules.

But what about after you move out? Here’s where a lot of renters hit snags. Virginia requires landlords to return your deposit—or give you a written breakdown of deductions—within 45 days of your lease ending. That’s a hard deadline. If they keep your money longer, you’re allowed to go to small claims court. The breakdown needs to be specific: cleaning costs, damages that go beyond normal wear-and-tear, unpaid rent—stuff like that. They can’t deduct for chipped paint or a little wear on the carpet just from you walking around. That’s considered normal.

If you want to make sure you get your deposit back, do your own move-in inspection and keep photos or a video record. The law even requires the landlord to offer you a move-out inspection, if you ask in writing. You get the right to be present!

Here’s a quick rundown of key security deposit facts for Virginia:

Never accept vague excuses like “cleaning fees” or mysteriously high charges. The law makes landlords prove any deductions with real receipts or estimates. If they don’t, you’ve got the upper hand under landlord rights VA rules. If something feels off, show them you know the law—it’s much harder for them to push back.

Eviction Rules and Fair Process

Eviction in Virginia isn’t as simple as a landlord saying, “You’re out.” There are strict rules to protect both landlords and tenants, and a lot of folks don’t realize you can’t just get booted overnight. If your landlord tries to evict you, they have to follow a set legal process. Missing any step can make the eviction fail in court, and a lot of cases actually get tossed for this reason.

First up, your landlord has to give written notice. Here’s the breakdown—

• Nonpayment of rent: You get a 5-day notice. This gives you five days to pay up before the landlord can even file an eviction lawsuit.
• Violation of lease terms: It’s a 30-day notice if you broke another rule (like having an extra roommate). You get 21 days to fix the issue, then 9 more days before court.

No matter what, your landlord can’t just change the locks or toss your stuff. That’s called “self-help” eviction and it’s totally illegal in VA. Actual eviction only happens after a judge orders it—and yes, sheriffs are the ones who do the job, not the landlord.

The whole “pay and stay” thing is a real protection. If you pay everything up—past due rent, late fees, and court costs—by the court date, you can usually stay. Some people avoid eviction just by bringing the money on the day of the hearing.

Here’s a quick look at the required steps in Virginia:

If you get court papers (an unlawful detainer), don’t blow them off. Go to the hearing and bring proof—like payment receipts or messages with your landlord. If you miss it, a "default judgment" kicks in and you lose automatically.

This is serious stuff for anyone involved with landlord rights VA: "A landlord may not remove or exclude a tenant from the premises or interrupt essential services to force an eviction. Only the sheriff has authority to remove a tenant after a court order."
— Virginia Residential Landlord and Tenant Act, § 55.1-1245

Bottom line, in Virginia, you’re protected from sudden lockouts or surprise evictions. As long as you know your timeline and gather your evidence, you actually have a shot at staying in your home or at least having a fair hearing in court.

Discrimination Is Off-Limits

Virginia law is very clear—your landlord cannot treat you differently or refuse to rent to you based on things like your race, color, religion, national origin, sex, disability, status as a veteran, or if you have kids. This isn’t just a suggestion; it’s baked into both federal fair housing laws and Virginia’s own Fair Housing Act. If you’re applying or already living somewhere, your landlord can’t ask about your background or family as a way to weed you out, and they definitely can’t set different rules or rent prices just for you.

Here’s a simple rundown of where landlords can’t discriminate:

• Race or skin color
• Nationality or where you’re from
• Gender, sexual orientation, or gender identity
• Religion
• Disability (physical or mental)
• Family status (like having kids)
• Military status or being a veteran

Let’s look at some real-life examples that tend to catch people off-guard. If someone tries to charge you a higher rent just because you’re a single parent, or says “no children allowed,” that’s illegal. Making you prove your citizenship for renting—yep, that’s illegal too. Even advertising things like “quiet, adult community only” often breaks the rules.

Sometimes, the numbers drive the point home. According to the Virginia Fair Housing Office, housing discrimination complaints went up 18% between 2022 and 2024. The top two issues? Disability accommodations and family status. Here’s how those stats stacked up:

If you think your landlord rights VA are being ignored, you can file a complaint through the Virginia Fair Housing Office or even the U.S. Department of Housing and Urban Development (HUD). There’s no cost to file a claim, and agencies will investigate. If your landlord is found at fault, they could have to pay fines or even lose their license. Don’t let fear of “rocking the boat” keep you from standing up for your rights—these laws exist to protect you and everyone else looking for a fair place to live.

Retaliation Isn’t Allowed

Here's something you need to know: landlords in Virginia can’t punish you for standing up for your rights or for simply reporting problems. The law is super clear about this. If you file a complaint with building inspectors about bad plumbing, unsafe wiring, or even call out unsafe mold, your landlord can't just hit back by raising your rent, threatening to evict you, or cutting off services. That’s called retaliation, and the Virginia Residential Landlord and Tenant Act strictly bans it.

Here’s how it usually plays out: If you exercise any legal right, like joining a tenants’ group or complaining about leaks to local authorities, and your landlord suddenly serves you an eviction notice or jacks up the rent, the timing is a big red flag. Virginia courts usually assume retaliation if something bad happens within six months of your action. The law is on your side here.

If you think you’re experiencing retaliation, document everything. Save emails, letters, and texts. Take photos of repairs you requested. If it gets to court, you’ll need proof. And courts in Virginia actually take these cases seriously. In 2023, the Virginia Department of Housing shared that tenant retaliation claims made up about 7% of all small claims filings tied to rental disputes. That’s a lot of renters who stood their ground.

One more tip: If your landlord tries any funny business after you've used a legal right, bring up the landlord rights VA regulations. Many property owners back off as soon as they realize you aren't just guessing—you know the law and you're prepared to use it.

Changing the Locks or Utilities

This one catches a lot of people off guard, but it’s a big deal: in Virginia, your landlord can’t just change the locks on you or cut off your utilities to force you out. That's known as a "self-help eviction" and it's totally illegal. Under the Virginia Residential Landlord and Tenant Act, if a landlord locks you out or kills your power or water, they’re actually breaking the law—not just being a jerk.

There’s no situation where your landlord can skip the court process and handle an eviction themselves. If rent is late, if there’s a disagreement, or even if the lease is up, they still have to go through the legal eviction process. That means giving written notice, filing in court, and letting the sheriff handle it if it comes to that. Anything less just doesn’t fly.

Utilities are the same story. A landlord can’t shut off your heat, water, or electricity to try to get you to pay up or move out. Not only is this illegal, but if they do it, you have the right to take them to court and might even get damages. In fact, the law says you could get back your attorney’s fees if you win. If you’re renting and this happens, take pictures, keep records, and reach out for legal help fast.

Here’s how you can protect yourself if you’re ever faced with lockouts or utility shutoffs:

• Never accept a lockout or shutoff as normal—always know your right to stay until a court says otherwise.
• If this happens, document everything. Take photos, save texts, and write down details.
• Contact local tenant advocacy groups or legal aid. They deal with this all the time and can show you how to fight back.

Landlords in Virginia have to play by these rules. If they ignore them, you have real options to defend yourself. The law around landlord rights VA is clear on this stuff because, honestly, nobody should worry about having their locks changed or power cut off just because of a disagreement.