Landlord guide, Virginia (VA)
Virginia eviction process: the landlord’s steps from notice to removal
The eviction process in Virginia starts with the 14-day pay or quit notice: 14 calendar days for unpaid rent (Va. Code § 55.1-1245(F)). Then the landlord files in the general district court, where the case is called unlawful detainer; the court hears it, and after judgment a court officer carries out the removal.
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- Notice for unpaid rent
- 14 calendar days
- Va. Code § 55.1-1245(F)
- Court
- general district court
- Va. Code §§ 8.01-126, 8.01-129, 8.01-470
- Time to appeal
- 10 days
- Va. Code §§ 8.01-126, 8.01-129, 8.01-470
- Checked against the statutes
- 1 November 2026
Step by step
The eviction process Virginia landlords follow, step by step
Notice and court names are given as they read on Virginia’s own forms, and timing details are quoted from the statute.
- 1
Step 1
Serve the notice
Unpaid rent: the 14-day pay or quit notice, 14 calendar days (Va. Code § 55.1-1245(F)).
Paying everything owed inside the period ends the case, by statute.
Another breach of the lease: the 30-day notice to remedy or quit, 30 calendar days (Va. Code § 55.1-1245(A)-(C)).
No reason, month to month: 30 days’ notice (Va. Code § 55.1-1253(A)-(B)).
What the statute adds, in English
The landlord may terminate only if the tenant fails to pay within 14 days after the notice is served. From July 1, 2027, a landlord with more than four units must also offer a payment plan when the debt is no more than one month's rent plus late charges.
- 2
Step 2
File the eviction in court
File in the general district court, where the case is called unlawful detainer (Va. Code §§ 8.01-126, 8.01-129, 8.01-470).
- 3
Step 3
Go to the hearing
In the statute, in English
initial hearing within 21 days of filing, and no later than 30 days if the court cannot hear it sooner
- 4
Step 4
Judgment and appeal
If the court rules for you, the tenant has 10 days to appeal.
- 5
Step 5
Removal by a court officer
An officer of the court carries out the removal, on the court’s order.
In the statute, in English
the sheriff serves at least 72 hours' notice before executing the writ of eviction, and never before the 10-day appeal period ends
Virginia eviction process timeline
- Notice before filing
- 14 calendar days
- Time to answer
- Not confirmed
- Hearing
- Quoted in step 3
- Time to appeal
- 10 days
- Removal
- Quoted in step 5
Only some steps have a number in the statute, so no honest total exists: after filing, the court sets the pace.
Can you change the locks yourself?
No. Virginia bans self-help eviction (Va. Code §§ 55.1-1252, 55.1-1243.1), so only the court process can remove a tenant.
A landlord may not take possession by cutting an essential service or by refusing the tenant access without a court order, and the tenant can get an expedited court order to be let back in.
The court process is the safe course in every state.
Write the Virginia eviction notice
Fill in the notice for Virginia in the generator, then read the rest of the state’s landlord law before you serve it.
Where Dardaris comes in
Most evictions start as one late payment. Dardaris sees it on day one.
It notices the missed rent the day it is due, sends the tenant a reminder, and if nothing comes, drafts the Virginia notice with its 14 calendar days. You read it and sign; nothing goes out without you.
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Dardaris
The statutes
Virginia eviction laws, with the statute behind each step
| Step | What the law says | Statute |
|---|---|---|
| Notice for unpaid rent | 14-day pay or quit notice14 calendar daysPaying in full within the period stops itThe landlord may terminate only if the tenant fails to pay within 14 days after the notice is served. From July 1, 2027, a landlord with more than four units must also offer a payment plan when the debt is no more than one month's rent plus late charges. | Va. Code § 55.1-1245(F) |
| Notice for a lease breach | 30-day notice to remedy or quit30 calendar daysThe tenant can fix the breach within the periodThe notice gives 21 days to remedy a remediable breach and terminates the lease no less than 30 days after receipt. A non-remediable breach gets a 30-day notice with no cure, and a criminal or willful act threatening health or safety allows immediate termination. | Va. Code § 55.1-1245(A)-(C) |
| Notice to end a month-to-month tenancy | 30 daysWritten notice at least 30 days before the next rent due date, unless the rental agreement provides otherwise; 60 days when a multifamily owner declines to renew 20+ or 50% of month-to-month tenancies within 30 days. | Va. Code § 55.1-1253(A)-(B) |
| How a notice is served | regular mailhand deliveryelectronic delivery if the rental agreement provides, unless the tenant elects paper | Va. Code §§ 55.1-1200 (definition of notice), 55.1-1202 |
| Court and action | general district courtunlawful detainer | Va. Code §§ 8.01-126, 8.01-129, 8.01-470 |
| Time to answer | Not confirmed from the statute | Not confirmed from the statute |
| Hearing | initial hearing within 21 days of filing, and no later than 30 days if the court cannot hear it sooner | Va. Code §§ 8.01-126, 8.01-129, 8.01-470 |
| Time to appeal | 10 days | Va. Code §§ 8.01-126, 8.01-129, 8.01-470 |
| Removal | the sheriff serves at least 72 hours' notice before executing the writ of eviction, and never before the 10-day appeal period ends | Va. Code §§ 8.01-126, 8.01-129, 8.01-470 |
| Self-help (lockouts, utilities) | BannedA landlord may not take possession by cutting an essential service or by refusing the tenant access without a court order, and the tenant can get an expedited court order to be let back in. | Va. Code §§ 55.1-1252, 55.1-1243.1 |
Read against the official texts below on 1 November 2026. The month-to-month period was checked on 29 September 2026.
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1245/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1200/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1202/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1204/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1243.1/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1252/
- https://law.lis.virginia.gov/vacode/title8.01/chapter3/section8.01-126/
- https://law.lis.virginia.gov/vacode/title8.01/chapter3/section8.01-129/
- https://law.lis.virginia.gov/vacode/title8.01/chapter18/section8.01-470/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1204.1/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1215/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1217/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1218/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1219/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1226/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1229/
- https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1253/
Questions landlords ask about eviction in Virginia
How long does an eviction take in Virginia?
The notice for unpaid rent runs 14 calendar days before you can file. After that the court sets the pace, so there is no honest total: the hearing, the judgment and the removal follow the court’s calendar and the timing rules quoted on this page.
What notice does a Virginia landlord serve for unpaid rent?
The 14-day pay or quit notice, which gives the tenant 14 calendar days (Va. Code § 55.1-1245(F)). Paying everything owed inside the period ends the case, by statute.
Can a landlord change the locks in Virginia?
No. Virginia bans self-help eviction (Va. Code §§ 55.1-1252, 55.1-1243.1), so only the court process can remove a tenant. The exact limits are quoted on this page.
Where is an eviction filed in Virginia?
In the general district court, where the case is called unlawful detainer (Va. Code §§ 8.01-126, 8.01-129, 8.01-470).
How does a landlord end a month-to-month tenancy in Virginia?
With 30 days’ notice (Va. Code § 55.1-1253(A)-(B)). If the tenant stays on after that, the eviction process on this page applies.
Can the tenant appeal an eviction in Virginia?
Yes. The tenant has 10 days after the judgment to appeal.
The eviction process in other states
- Tennessee: 14 calendar days for unpaid rent
- Texas: 3 calendar days for unpaid rent
- Utah: 3 business days for unpaid rent
- Vermont: 14 calendar days for unpaid rent
- Washington State: 14 calendar days for unpaid rent
- West Virginia: no notice before filing
- Wisconsin: 5 calendar days for unpaid rent
- Wyoming: 3 calendar days for unpaid rent
General information, not legal adviceEviction law changes, and a court can read a statute differently from this summary. Check the current text and your local court’s rules, or ask a lawyer licensed in the state, before you serve a notice or file.
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