Legislative Alert: 2026 VRLTA Amendments Explained by a Northern Virginia Landlord Tenant Lawyer
- Rory Nugent
- May 12
- 5 min read
The 2026 session of the Virginia General Assembly resulted in numerous important amendments to the Virginia Residential Landlord and Tenant Act (VRLTA). These modifications impact both landlords and tenants, introducing changes to notice periods, rent increase notifications, and other crucial elements of the landlord-tenant relationship. To explore how these changes might affect you, consult a Northern Virginia landlord tenant lawyer today.
A Section-by-Section Look at the 2026 VRLTA Amendments
The 2026 session produced the most substantial set of VRLTA amendments since the COVID-era reforms. Most of the changes shift compliance burdens onto larger landlords (those owning more than four rental dwelling units) and tighten the procedural requirements that must be satisfied before a landlord can terminate a tenancy. None of the changes overhaul the structure of the VRLTA, but several of them create new affirmative obligations that, if missed, will likely compromise an unlawful detainer action.
Changes Applicable to All Landlords
HB15 / SB48 (Chapter 353) — The 5-Day Pay-or-Quit Notice Becomes a 14-Day Notice
This is the headline change of the 2026 session, and it is the only one that applies to every Virginia residential landlord covered by the VRLTA, regardless of how many units you own. HB15 (with its Senate companion SB48), amends § 55.1-1245(F) to extend the mandatory waiting period for a landlord to pursue termination remedies from 5 days to 14 days after written notice of nonpayment of rent. The amendment takes effect July 1, 2026.
For decades, Virginia law allowed landlords to file a Summons for Unlawful Detainer (an eviction lawsuit) after providing a 5-day nonpayment notice. Delays in issuing the nonpayment notice will now be much costlier. More importantly, 5-day nonpayment notices issued after July 1, 2026 will no longer be effective and landlords relying upon those notices will have their eviction lawsuits dismissed.
Takeaway (1): You need to update your nonpayment notice to provide 14 days for the tenant to make payment.
Takeaway (2): Review your lease for when payment is deemed “late.”
Takeaway (3): Send your nonpayment notice as soon as payment is late.
HB14 — Localities May Seek Injunctions and Damages for Habitability Violations
In a surprising expansion of local-government authority over rental housing, HB14 gives Virginia localities new standing to file suit against landlords and on behalf of tenants in cases involving health, safety, and habitability issues. The statute does require the locality to first notify the landlord and that the landlord failed to remedy the condition. HB14 takes effect July 1, 2026.
This is the most significant expansion of local-government authority over rental housing we have seen in years. Do not be alarmed, however - this is just enabling legislation. Localities will have to take steps to implement these changes.
Takeaway: To make sure you receive timely notice, make sure that the correct mailing address is listed in the lease and in the tax assessment records for the rental property.
HB174 / SB325 — Servicemember Early Termination Aligned With SCRA
HB174 and its Senate companion SB325 amend § 55.1-1235, the VRLTA provision that governs early lease termination by military personnel. The 2026 amendments to the VRLTA reduce the early termination notice period for active duty servicemembers from 60 days to 30 days, making the VRLTA consistent with federal law (The Servicemembers Civil Relief Act). The amendments take effect July 1, 2026. This is an important change for landlords throughout the Northern Virginia area.
SB294 — Nonpayment Termination Notices Will Need to Include a Statement of Charges
SB294 makes a nonpayment termination notice ineffective unless it includes a written statement of charges and payments over the course of the tenancy or the past 12 months (whichever is shorter). The required statement must show late charges, attorney fees, costs, and other charges contracted for in the rental agreement, and must also include debits and credits for energy and utility bills where applicable. SB294 has a delayed effective date of July 1, 2027.
In practice, this is a significant change to the standard "pay or quit" notice many Virginia landlords use. The notice will need to function more like an itemized ledger than a one-line statement of arrears. Larger, corporate landlords already do this, but it could present a challenge for individual landlords. Thankfully, there is plenty of time to implement this change due to the delayed effective date.
Takeaway: if you don’t already, start keeping an itemized contemporaneous ledger now in order to avoid problems later.
Landlords with More Than Four Rental Properties
The new amendments to the VRLTA include some that pertain specifically to landlords with four or more rental units or holds more than 10 percent interest in more than four units. The two following amendments include restrictions on payment plans and a notice of rent increase.
HB95 — Payment Plans Required Before Termination for Nonpayment of Rent
HB95 imposes a new precondition on certain landlords before they may terminate a residential lease for nonpayment of rent. A landlord who owns more than four rental dwelling units (or holds more than a 10 percent interest in more than four units), and who is owed an amount equal to or less than one month's rent plus late charges, must serve a written notice that:
States the exact amount due and owed; and
Offers the tenant a payment plan over equal monthly installments for the lesser of six months or the remaining lease term.
In addition, the landlord is prohibited from charging additional late fees on the unpaid balance covered by the plan, so long as the tenant is current on their payment plan. HB95 has a delayed effective date of January 1, 2027, giving larger landlords time to update intake procedures, accounting systems, and notice templates.
Takeaway (1): In practical terms, landlords will not have much latitude for negotiating payment plans.
Takeaway (2): Landlords should have a standard “payment plan” form that clearly identifies what will be considered a default and what actions will be taken in the event of default.
HB678 — 90-Day Notice of Rent Increase for Larger Landlords
HB678 requires a landlord who owns more than four rental dwelling units to provide written notice of any rent increase for the subsequent rental term at least 90 days before the end of the current term. The notice must include a renewal-decision deadline that is no sooner than 30 days after delivery of the notice. HB678 was approved and has a delayed effective date of January 1, 2027.
For larger landlords using auto-renewing leases, this is a structural change. Renewal calendars, software, and form letters all need to reconcile to the new 90-day window.
How The Herndon Law Firm Can Help
The Herndon Law Firm provides experienced representation to landlords and tenants throughout Northern Virginia, including Fairfax, Prince William, Arlington, and Loudoun Counties. We can review your documents, procedures, and help you resolve whatever issues you may be facing. If you have questions about how the 2026 VRLTA amendments affect your rental property, your tenancy, or a pending eviction, contact us to schedule a consultation today.
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