Virginia Landlord-Tenant Law Changes in 2027: What Tenants and Small Landlords Need to Know

Virginia's landlord-tenant changes arrive in two waves in 2027. On January 1, tenants gain broader retaliation protections and a longer notice period after fire damage. On July 1, larger landlords must give 90 days' notice of rent increases on renewable leases, offer a payment plan for small arrears, and make new application disclosures.

The changes amend the Virginia Residential Landlord and Tenant Act, which sits in Title 55.1 of the Code of Virginia. A property management firm's 2027 summary lays out the section numbers and dates, and that is the source for the specifics below. Always confirm the exact wording in the statute before acting on any one rule.

This explainer is for Virginia renters and for small landlords who want to know whether they are covered. Several rules apply only to landlords who own more than four rental units, which matters a great deal for a landlord with a duplex or two. Kenponet covers renting, buying and owning in plain terms, and our editors built this timeline so you can see what to do before each date. It is general information, not legal advice.

Which Virginia Landlords Do the 2027 Rules Cover?

Several of the rules apply only to landlords who own more than four rental dwelling units, or who hold more than a 10 percent interest in more than four units, individually or through an entity. That threshold appears in the rent increase notice, application disclosure, record request and payment plan rules, according to the summary.

A landlord with one or two units is generally outside those four rules, but not outside everything. The retaliation, fire and casualty, and rent escrow changes are described without the threshold. Small landlords should still read the whole list, because tenants may ask for a protection that applies to them.

One more reminder. A landlord who receives rental or utility assistance funds for a tenant can be covered for the record request rule even below the threshold. If you take program payments, ask the program or an attorney how that affects you.

What Changes for Virginia Tenants and Landlords on January 1, 2027?

Four items start on January 1: retaliation, fire or casualty notice, rent escrow and portable solar devices. Each is short on its own, and together they shift more procedure toward tenants.

Retaliation is the biggest. Under Virginia Code section 55.1-1258, the protected activity now expressly includes certain complaints to news or media outlets, written complaints about the rental agreement or fair housing law, lawful tenant-organization activity and testimony in court or administrative proceedings. The prohibited actions include rent or fee increases, selective reductions in services, selective rule enforcement, threatening or coercive conduct, possession actions, certain terminations and certain refusals to renew assisted tenancies.

For a landlord, the practical rule is to document why any rent increase or notice happens, and to apply policies the same way to every tenant. For a tenant, keep copies of any written complaint you send.

How Do the Fire, Rent Escrow and Solar Rules Work?

After a fire or other casualty, the notice periods get longer. The tenant's termination notice after vacating rises from 14 to 21 days, and a landlord termination also needs 21 days' notice. Unless the tenant caused the damage through a statutory violation, the landlord must first try to meet with the tenant, consider alternatives and check for a substantially similar unit in the same complex. A tenant can request reevaluation within seven days of receiving the termination notice.

Rent escrow also changes. Tenants no longer have to pay past-due rent, late charges or attorney fees just to file a tenant assertion. Rent that comes due during the case must still be paid into escrow, though a missed escrow payment does not automatically require dismissal.

Portable solar devices are the odd one out. For landlords above the size threshold, tenants must give at least seven days' notice with documentation and the proposed location. Landlords can impose reasonable size, placement and manner limits, the tenant stays liable for damage, and alterations to building wiring or electrical panels need written approval.

What Changes for Virginia Rent Increases and Late Rent on July 1, 2027?

July 1 brings the rules with the most money attached. They cover the timing of rent increases, the content of nonpayment notices and a required payment plan for small arrears.

The payment plan rule deserves a closer look. The amount owed must be no more than one month's rent plus lawful late charges. The notice must offer equal monthly installments over the lesser of six months or the remaining lease term. Under section 55.1-1245, tenants have 14 days to pay in full or accept the plan, and no late fees accrue on the covered amount while the tenant pays on time. The offer is required once per rental agreement term.

How Could the Retaliation Rules Play Out in a Real Dispute?

Picture a tenant who emails a landlord about a broken lock and cites the lease. Repair duties like this one are common ground for complaints, as our explainer on tenant heat rights shows for a different problem. Two weeks later, the landlord sends a notice that rent will rise at renewal. Under the wider retaliation list, the timing alone invites a challenge, and the landlord would need to show a legitimate reason for the increase that has nothing to do with the complaint.

That is why records matter. A landlord who can show that the same increase went to every unit in the building, based on a market review done in the spring, is on much stronger ground than one with no paper trail. A tenant, in turn, should save the date of the complaint and the date of the notice, because the gap between them tells the story.

Neither side should treat this as a script for a fight. Most disputes end sooner when the landlord fixes the problem first and the tenant keeps a calm, written record.

Why Do the New Application Disclosures Matter for Renters?

The July 1 disclosure rule means applicants should learn about fees, deposits, selection and denial criteria, the consumer reporting agency used and their dispute rights before they hand over money or personal information. That order is the point. A renter can compare two listings on real terms instead of finding out later.

Renters should save a copy of the disclosure with each application. If a landlord later denies the application, the saved document shows what criteria were promised, and the named reporting agency is where you start if you believe a report is wrong.

How Should a Small Virginia Landlord Prepare for the 2027 Changes?

Work backward from the two dates. By the end of December, review your complaint-handling habits and your files. By the end of June, update your forms, notices and calendars. A landlord who is under the threshold should still adopt the best practices, because they reduce disputes.

Tenants can use the same timeline in talks. Our renter's guide to negotiating rent and concessions has talking points that fit the new 90-day notice rule. Landlords can use this short checklist to get started.

Remember the Virginia statute is the authority. The Commonwealth publishes the Code online at Virginia's Law Information System, and the Department of Housing and Community Development offers tenant and landlord resources on its website.

What Should Virginia Tenants Do Now?

Read your lease for its renewal terms, and save a copy of anything you send or receive about repairs and rent. If you have a renewable lease and a larger landlord, mark July 1, 2027 on your calendar as the date the 90-day notice rule begins.

If rent runs short, act early. A small shortfall can qualify for a payment plan under the new rule, but only if the landlord is above the threshold and the amount fits the limit. Do not assume the plan applies to you. Ask in writing, and keep the reply.

When you move out, your deposit matters too. Our guide on getting your security deposit back by state covers the deadlines that apply when a tenancy ends.

Conclusion

Virginia's 2027 changes are staggered, partly limited by landlord size and mostly about process: who gets notice, how long, and with what paperwork. January 1 brings retaliation and fire-damage changes. July 1 brings notice, disclosure and payment plan rules.

Your next step is to count your units and read the sections that apply. Then update your forms before the dates arrive, and keep dated copies as proof. At Kenponet, we suggest saving one dated copy of every notice, form and complaint in a single folder.