The rules governing rentals in Virginia are constantly changing, and 2026 has seen one of the most active periods of updates in recent years. For those of you who manage rental properties in Richmond, Henrico, or elsewhere in the metropolitan area, several of the lease requirements introduced last year have already been revised, with further changes expected in 2027. These amendments are not intended to confuse landlords. In fact, most of them are designed to make the rental process clearer for everyone involved. However, clarity can only be achieved if the leases and procedures you use align with current rules.
We at Relevate Property Guides keep a close eye on these changes so that our owners will never have to wonder whether their paperwork is up to date. The following is a simple explanation, in plain English, of the changes that have occurred since our last update and what you should do differently now.
Key Takeaways
- Landlords are now required to accept payments by cheque and money order and can no longer have a policy that only allows payments through a portal.
- The number of days allowed for nonpayment of rent before a landlord can initiate eviction proceedings increased from 5 to 14.
- The first page of the lease had to clearly list all the fees, with no further charges being imposed afterward.
- The deadlines in lease renewal notices are now more definite, particularly when the renewal involves a rent increase.
- When landlords issue a new or renewed lease, they must provide the latest version of the state's Statement of Tenant Rights and Responsibilities.
Rent Payments Just Got More Flexible, Not Less
One of the biggest shifts this year comes from HB 1005 and SB 313, effective July 1, 2026. Landlords covered by the Virginia Residential Landlord and Tenant Act can no longer require tenants to pay only through a portal. You must accept payment by check and money order, as well as any electronic options you offer. If a landlord has five or more units, debit and credit cards must also be accepted. Any convenience fee charged must reflect the actual out-of-pocket cost, not a markup. You can no longer bill tenants a separate fee for routine maintenance or repairs unless the work is the result of a tenant's lease violation.
For landlords who have for years depended on one online payment system, this represents a genuine change in their operations. It is still necessary for rent to move smoothly through your accounting and collection systems even when tenants pay by cheque or money order rather than online.
The Eviction Notice Window Just Tripled
Under HB 15 and SB 48, the length of the mandatory notice period when rent is not paid has been increased from 5 days to 14 days, with the change taking effect on July 1, 2026. In the case of a tenant failing to make a rent payment, a bounced check, or a payment being stopped dishonestly, you are required to provide 14 days' written notice before initiating an eviction action. It would be invalid to use the previous 5-day notice form after that date, and this could result in the eviction being dismissed.
Since this change has delayed the start of the eviction timeline, it is even more crucial that your eviction procedures and lease templates accurately reflect the correct notice period. Using an outdated form doesn't just delay the process; it can also bring you back to the starting point.
Fee Transparency: No More Surprises on the Lease
Richmond landlords are required to ensure that every fee a tenant may have to pay is clearly stated on the first page of the lease, not included in an addendum or added afterward. This applies to late fees, pet fees, amenity charges, and all other recurring expenses. If fees are added after the lease is signed without being disclosed at the outset, the lease becomes difficult to enforce and is more likely to be legally challenged.
Renewal and Nonrenewal Notices Now Have Firmer Deadlines
Generally, if your lease includes an option for automatic renewal and you intend to increase the rent, you must inform the tenant 90 days before the current term ends, giving them at least 30 days to respond. If you decide not to renew, the notice must usually be sent at least 60 days before the term ends. Failing to meet these deadlines may result in the lease automatically renewing under the original terms, so it is important that you keep these dates carefully recorded in your system.
The Tenant Rights Statement Just Got a Refresh Too
Since 2020, all landlords in Virginia have had to give tenants a Statement of Tenant Rights and Responsibilities, but the copy that you provide must be the most up-to-date version published by the Department of Housing and Community Development. This document is amended from time to time, with the most recent changes taking effect on July 1, 2026, and is now also required to be available in several languages in addition to English and Spanish. Both the landlord and the tenant must sign a document acknowledging that the statement has been given, and this signed acknowledgment is then included in the lease file.
What Is Coming in 2027
A few more changes will be introduced in the coming year. When sending a notice of nonpayment, the statement must list the rent, late charges, and payments made for the tenancy or for the previous 12 months, whichever period is shorter. If a landlord owns more than four properties, they must provide a written payment plan before ending a lease for nonpayment when the amount due is one month's rent plus the agreed-upon late fees. However, these rules will not come into force immediately, so it is advisable to begin keeping detailed records now in order to make the transition in 2027 easier.
How to Get Your Richmond Leases Compliant
Updating the lease template is only one aspect of the job; your intake process, resident screening forms, payment arrangements, and notice templates must all be coordinated. If they aren't, you might end up with a lease that appears to be in compliance but a workflow that isn't. Furthermore, using consistent marketing and leasing materials that comply with current disclosure rules also provides protection before a tenant signs anything.
Frequently Asked Questions[1]
Q: Does this apply to every landlord in Richmond?
The provisions in question generally apply to landlords who are subject to the Virginia Residential Landlord and Tenant Act, encompassing the majority of residential rental properties in the city; there is a limited exemption concerning the requirement to accept credit and debit cards, but the rules about checks, money orders, receipts, and fees apply no matter how small the landlord's portfolio is.
Q: What happens if I use an old 5-day notice by mistake?
Any notice given after July 1, 2026, that uses the previous 5-day rule is considered procedurally flawed and may lead a court to dismiss the eviction claim; this would therefore require the notice process to be restarted and result in further delay.
Q: Can I still require online rent payments as my primary method?
While you may encourage online payments, you cannot make them the only method. Tenants must also have the option to pay by cheque or money order, and any processing fee you charge should reflect the actual cost rather than a markup.
Q: Do I need to update leases that are already signed?
In most cases, the existing leases continue to follow the terms that were in effect when they were signed, but any renewals, extensions, or new leases entered into in the future must take account of the present rules, such as those relating to fee disclosure, notice periods, and the updated tenant rights statement.
Q: How can I make sure I do not miss the next round of changes?
Working with a local property manager who actively tracks Virginia's legislative session is the most reliable way to stay current. These updates often arrive in batches each year with different effective dates that are easy to lose track of on your own.
Keep Your Richmond Portfolio Ahead of the Next Update
Virginia's rental laws are unlikely to slow down after this year. Landlords who stay ahead of these changes avoid costly mistakes from outdated leases or incorrect notice forms.
At Relevate Property Guides, keeping leases, notices, and disclosures current for our owners across Richmond and surrounding counties is part of everyday operations, not an annual scramble. If you want a second set of eyes on your lease template or notice process, contact our team or visit our owner FAQs to learn how we help owners stay compliant year-round.
More Resources
- What Happens When a Tenant Pays Late in Virginia? A Landlord's Step-by-Step Guide
- How Rent Collection Really Works: Payment Methods, Timelines, and Owner Payouts Explained
