Updated October 2026 to reflect Virginia law changes, including the new 14-day nonpayment notice.
Sometimes it's a surprise pet. Other times it's a late-night noise complaint or a rent payment that never arrives. Most landlord-tenant disputes don't come out of nowhere. They start with unclear expectations, missing paperwork, or a step skipped under Virginia law.
The good news is that most of them are preventable. Below are the disputes Charlottesville owners run into most often, along with the Virginia rules that apply to each and the habits that keep small problems small. For a broader look at setting up a lease, see our guide to strategic leasing in Charlottesville.
This article is general information, not legal advice. Talk to a Virginia attorney about your specific situation.
Key takeaways
- Document the unit's condition at move-in, in writing, within the deadlines the law sets.
- Virginia's nonpayment notice is now 14 days, not five.
- Late fees must be in the lease and are capped by statute.
- Give proper notice before entering, and apply the same rules to every applicant and tenant.
- Put every change in writing.
Security deposit disputes
Deposits cause more end-of-lease friction than almost anything else. Under Va. Code § 55.1-1226, a deposit can't exceed two months' rent. Any deductions must be itemized in writing within 45 days after the tenancy ends or the tenant moves out, whichever is later. A pet deposit counts as part of the security deposit (§ 55.1-1200), so it falls under the same two-month cap.
How to stay protected:
- Write the move-in report on time. Under § 55.1-1214, the landlord gives the tenant a written report of existing damage within five days after occupancy. It's deemed correct unless the tenant objects in writing within five days.
- Photograph everything (floors, appliances, fixtures) before keys change hands.
- Offer the move-out walkthrough. When you ask a tenant to vacate, or within five days of learning they plan to leave, Virginia requires you to tell them they have the right to be present at the move-out inspection.
Late rent and missed payments
Late rent strains relationships fastest when the rules are fuzzy. Put the due date and late-fee terms in the lease. Under § 55.1-1204(E), you can't charge a late fee unless the written lease provides for it, and the fee can't exceed the lesser of 10% of the periodic rent or 10% of the remaining balance owed.
The notice rules changed. Since July 1, 2026, Virginia requires a 14-day written nonpayment notice, up from five days, before you can terminate the lease for unpaid rent (§ 55.1-1245(F)). If your template still says five days, retire it. Our guide to Virginia's 14-day pay-or-quit notice covers what the notice must say and what happens in court.
When rent is late at a home we manage, pmi commonwealth sends the tenant a notice through their tenant portal and by mail. For more on collection habits, see our tips for streamlining rent collection.
Maintenance and habitability complaints
Virginia landlords must keep the premises fit and habitable. That includes keeping supplied systems such as electrical, plumbing, heating, and air conditioning in good and safe working order (§ 55.1-1220). As of 2026, a landlord also can't charge a tenant a fee for maintenance or repairs unless the work was needed because the tenant violated the law (§ 55.1-1208(C)).
Prevent conflict by:
- Making it easy to submit requests in writing, and keeping a dated record of each request and repair
- Responding promptly, even to minor issues
- Reviewing any "repair fee" language in older leases
Entry and inspections
Checking on your property is reasonable, but how you do it matters. Under § 55.1-1229, a tenant must allow access at reasonable times. The landlord, in turn, gives notice of intent to enter and enters only at reasonable times. The specific 72-hour notice applies to routine maintenance the tenant didn't request. When the tenant requests maintenance, no notice is required. Showings to prospective tenants or buyers fall under the general notice and reasonable-times rule, not the 72-hour rule. A drive-by is fine; going inside needs notice.
Wear and tear vs. damage
Scuffs that a tenant sees as normal wear can look like damage to an owner. Describe expectations in the lease, compare against the signed move-in report, and keep dated photos. Then the conversation is about evidence, not opinion.
Lease breaks and evictions
Job transfers and family changes lead to early-termination requests. Talk with counsel before you write a lease-break fee. Virginia requires landlords to mitigate damages after a breach, which means trying to re-rent rather than simply billing rent through the end of the term (§ 55.1-1251). Service members also have a statutory right to terminate in qualifying situations, without liquidated damages (§ 55.1-1235).
For violations other than rent, such as unauthorized occupants or property damage, the usual path is a written notice that gives the tenant 21 days to fix the problem and states that the lease will terminate in no less than 30 days if they don't (§ 55.1-1245(A)). Use the right notice for the right problem, and document each step.
Noise and neighbor conflicts
A clear quiet-hours clause gives you something to point to. Log complaints with dates, send written reminders, and coordinate with an HOA when the community has its own rules.
Unauthorized occupants and pets
Set a guest-stay limit in the lease and require written approval for additional occupants or pets. If a tenant with a disability asks to keep an assistance animal, treat it as a fair-housing request for a reasonable accommodation, not a pet-policy question. Virginia law makes refusing reasonable accommodations a discriminatory practice (§ 36-96.3). Get advice before you deny one or charge a fee for it.
Fair housing and consistency
Virginia's Fair Housing Law protects race, color, religion, national origin, sex, elderliness, familial status, source of funds, sexual orientation, gender identity, military status, and disability. Use the same screening criteria for every applicant, document your decisions, and keep ads neutral. Phrases like "adults only" (familial status) or "no vouchers" (source of funds) create real risk.
Informal agreements
A text promising to "take care of it" or a handshake deal on a pet invites a dispute later. Put lease changes in a signed addendum, confirm repairs and policy changes in writing, and keep the records together.
Rent increases and non-renewals
Surprise increases cause friction. Under current § 55.1-1204(K), a landlord who owns more than four rental units must give at least 60 days' written notice of a rent increase or non-renewal to tenants whose leases include a renewal option or automatic renewal. Starting July 1, 2027, the rent-increase notice for those landlords becomes 90 days, with a tenant reply deadline. Smaller landlords aren't covered by that subsection, but giving early written notice is still good practice.
How pmi commonwealth helps
pmi commonwealth exists to make property management manageable:
- Leasing, rent collection, and day-to-day management under the Virginia Residential Landlord and Tenant Act
- Late-rent notices sent through the tenant portal and by mail
- A rent range for your home. We suggest a range; you set the rent.
Full-service management is 10% of monthly rent plus a $1,000 leasing fee when we place a tenant (pricing). Request a free rental analysis, or learn more about our Charlottesville property management.
FAQ
How long do I have to return a security deposit in Virginia?
45 days after the tenancy ends or the tenant moves out, whichever is later, with an itemized list of any deductions (§ 55.1-1226).
Can I charge a pet deposit?
Yes, but it counts as a security deposit, so it falls within the two-month cap. Assistance animals are handled as reasonable-accommodation requests, not as pets.
How much notice do I give for unpaid rent?
Since July 1, 2026, 14 days of written notice (§ 55.1-1245(F)). If the rent isn't paid, you file an unlawful detainer in the general district court where the property sits.
How much notice do I need to enter the unit?
Notice and reasonable times in general, with 72 hours' notice for routine maintenance the tenant didn't request (§ 55.1-1229).
Do I have to give 60 days' notice of a rent increase?
If you own more than four rental units and the lease has a renewal option or automatic renewal, yes, under current law. That becomes 90 days on July 1, 2027.
