What do Virginia landlord tenant laws say about repairs, entry and deposits?

Virginia landlord tenant hours, days and the deposit cap, with sources

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What repairs is a landlord responsible for in Virginia?

Section 55.1-1220(A)(2) puts the repair duty on the landlord: “Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition;” (Code of Virginia § 55.1-1220), read 2026-10-29.

Item 4 of 55.1-1220(A) covers the building systems the landlord supplies: “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;” (Code of Virginia § 55.1-1220).

Item 1 of 55.1-1220(A) ties the landlord to the codes: “Comply with the requirements of applicable building and housing codes materially affecting health and safety;” (Code of Virginia § 55.1-1220).

Under 55.1-1220(D), the landlord and tenant may agree in writing that the tenant perform 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; the landlord's duty to make all repairs for a fit and habitable condition under 55.1-1220(A)(2) is what such a written agreement may not be used to evade.

When a heating, plumbing or electrical system in a unit needs work, a property manager can post the repair on InstaBids and compare written bids on the same scope.

How long does a landlord have to make repairs in Virginia?

When a tenant files a tenant's assertion under 55.1-1244, the court asks whether the landlord had a reasonable opportunity to remedy the condition after written notice, and 55.1-1244(B)(1) adds: “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;” (Code of Virginia § 55.1-1244), read 2026-10-29.

So for 55.1-1244(B)(1) the 30 days are a rebuttable presumption that the court applies from receipt of the notification by the landlord, and the period of unreasonable delay is left to the discretion of the court.

Carbon monoxide alarms carry a day count of their own in 55.1-1229(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.” (Code of Virginia § 55.1-1229) The same subsection lets the landlord charge the tenant a reasonable amount to recover the costs of the equipment and labor for such installation.

After a tenant's written notice of a defect, you can describe the repair once on InstaBids, add photos and get several written bids to choose from.

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

Section 55.1-1229(A)(4) sets the notice for routine maintenance: “Unless impractical to do so, the landlord shall give the tenant at least 72 hours' notice of routine maintenance to be performed that has not been requested by the tenant.” (Code of Virginia § 55.1-1229), read 2026-10-29. The same subdivision says the landlord is not required to provide that 72 hours' notice if the tenant makes a request for maintenance, and that the landlord may enter the dwelling unit without consent of the tenant in case of emergency.

The next sentence of 55.1-1229(A)(4) sets the window for that routine maintenance: “Such routine maintenance shall be performed within 14 days of delivery of the notice to the tenant, and the notice shall state the last date on which the maintenance may possibly be performed.” (Code of Virginia § 55.1-1229)

For routine maintenance that needs a contractor inside the unit, post the job on InstaBids with the access window in the scope and compare the written bids.

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

Section 55.1-1226(A) sets 45 days: “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 or the date the tenant vacates the dwelling unit, whichever occurs last.” (Code of Virginia § 55.1-1226), read 2026-10-29.

Under 55.1-1226(E), 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 of 55.1-1226(A), which runs from the termination date of the tenancy or the date the tenant vacates, whichever occurs last.

The cap sits in the same subsection, 55.1-1226(A): “No landlord may demand or receive a security deposit, however denominated, in an amount or value in excess of two months' periodic rent.” (Code of Virginia § 55.1-1226).

For move-out cleaning and damage repairs between tenants, you can post the job on InstaBids and line up written bids on one scope side by side.

Who pays for pest control in a rental in Virginia?

Section 55.1-1227(A)(14) names the tenant's share of the cost: “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” (Code of Virginia § 55.1-1227), read 2026-10-29.

On the landlord's side, under 55.1-1244(A) the tenant may assert in court a condition that constitutes a material noncompliance by the landlord or a serious threat to the life, health, or safety of occupants, and an infestation of rodents is one of the listed conditions.

For insect or rodent treatment in one unit or a whole building, a property manager can post the job on InstaBids and compare written bids from pest contractors.

When can a tenant withhold rent over repairs in Virginia?

Section 55.1-1244 is headed Tenant's assertion; rent escrow, and its subsection (A) opens: “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.” (Code of Virginia § 55.1-1244), read 2026-10-29.

The Code of Virginia site shows two texts of 55.1-1244, one marked effective until January 1, 2027 and one effective January 1, 2027; the tenant may assert the same listed conditions under subsection (A) of both, filed in the general district court where the premises is located.

When a tenant has raised an unrepaired condition, you can post the fix on InstaBids with photos and get multiple written bids on the same scope.

Who does Virginia landlord tenant law cover?

Section 55.1-1201(B) sets the reach of the Virginia Residential Landlord and Tenant Act: “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.” (Code of Virginia § 55.1-1201), read 2026-10-29. Section 55.1-1201(C) then lists occupancies that are not residential tenancies under chapter 12.

Among the occupancies 55.1-1201(C) says are not residential tenancies, item 3 reads “Occupancy by an owner of a condominium unit or a holder of a proprietary lease in a cooperative;” (Code of Virginia § 55.1-1201) and item 5 reads “Occupancy by a tenant who pays no rent pursuant to a rental agreement;” (Code of Virginia § 55.1-1201)

For upkeep across the rental homes and apartments you manage, from a roof leak to a water heater, you can post each job on InstaBids and compare written bids.

Virginia chapter 12 rules a property manager works to

What to put in a written repair scope for a Virginia rental

• The repair in plain words, with photos, tied to the 55.1-1220(A) item the landlord shall meet: to make all repairs for a fit and habitable condition (55.1-1220(A)(2)), or to maintain in good and safe working order the facilities and appliances supplied or required to be supplied by the landlord (55.1-1220(A)(4)).
• For routine maintenance not requested by the tenant: the date the landlord gave at least 72 hours' notice, unless impractical to do so (55.1-1229(A)(4)), and the last date on which the routine maintenance may possibly be performed, within 14 days of delivery of the notice.
• The date the landlord received the tenant's written notice of the condition: under 55.1-1244(B)(1) there is a rebuttable presumption that a period in excess of 30 days from receipt of the notification by the landlord is unreasonable.
• For insects or pests: the date the tenant reported them, since under 55.1-1227(A)(14) the tenant shall be financially responsible for the added cost of treatment or extermination due to the tenant's unreasonable delay in reporting.
• For move-out repairs: the termination date or the date the tenant vacates, whichever occurs last, since the security deposit is itemized by the landlord in a written notice within 45 days of it (55.1-1226(A)).

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Calling Virginia contractors one by one, or one written scope?

Calling contractors one by one gets as many ideas of the repair as calls. With one written scope that names the 55.1-1220(A) item the landlord shall meet, such as the fit and habitable condition of 55.1-1220(A)(2), you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

• Code of Virginia § 55.1-1229, read 2026-10-29: law.lis.virginia.gov
• Code of Virginia § 55.1-1220, read 2026-10-29: law.lis.virginia.gov
• Code of Virginia § 55.1-1201, read 2026-10-29: law.lis.virginia.gov
• Code of Virginia § 55.1-1226, read 2026-10-29: law.lis.virginia.gov
• Code of Virginia § 55.1-1244, read 2026-10-29: law.lis.virginia.gov
• Code of Virginia § 55.1-1227, read 2026-10-29: law.lis.virginia.gov