If you've owned rental property in Virginia for a while, you've probably become accustomed to the 5-day pay or quit notice for nonpayment of rent. As of July 1, 2026, that's changing.
Ifyou'veownedrentalpropertyinVirginiaforawhile,you'veprobablybecomeaccustomedto the 5-day pay or quit notice for nonpayment of rent. As of July 1, 2026, that's changing.
Virginia landlords must now provide tenants with a 14-day notice for nonpayment of rent before moving forward with the next steps in the eviction process.
While the law doesn't change a landlord's remedies, it does extend the timeline—and for many owners, that means additional carrying costs and a longer road to regaining possession of their property.
What Changed?
If a tenant fails to pay rent and a landlord wants to terminate the lease for nonpayment, the tenant must now be given 14 days to pay the outstanding balance before the landlord can move forward with filing an unlawful detainer action.
The new 14-day notice period also applies when:
- A tenant's payment is returned for insufficient funds; or
- A tenant places a stop payment in bad faith.
The biggest takeaway? The eviction process for nonpayment just got longer.
Why This Matters for Landlords
On paper, going from 5 days to 14 days may not seem like a big deal. In practice, it can add weeks to the timeline for resolving a nonpayment situation.
For landlords, that could mean:
- More time without receiving rental income;
- Additional mortgage, HOA, utility, and maintenance expenses;
- Delays in regaining possession of the property; and
- Longer timelines before the property can be turned over and re-leased.
At Allegiance Property Management, one of the biggest misconceptions we hear from landlords is, "If my tenant doesn't pay, I can get them out pretty quickly."
One of the most common questions I get from landlords is, "How long does the eviction process take?"
The honest answer is: usually longer than most owners expect. Virginia's eviction process involves several required steps and timelines, and the new 14-day notice requirement adds additional time before a landlord can even begin the court process. It's one more reason why understanding the legal process—and acting promptly when rent becomes late—is so important.
Don't Forget About Lease Grace Periods
It's also important to remember that the new 14-day notice period is separate from any grace period provided in your lease agreement.
At Allegiance Property Management, our lease provides tenants with a grace period before rent is considered late and a nonpayment notice can be issued. Once that grace period expires, the statutory 14-day notice period begins.
That means if rent is due on the first of the month, it could be several weeks before a landlord is able to file for possession through the court system.
Other July 1, 2026 Changes Landlords Should Know About
The 14-day notice requirement isn't the only change taking effect on July 1.
Virginia landlords must also make several operational changes related to rent collection and tenant charges. Landlords are now required to accept rent and security deposits by both check and money order and can no longer require tenants to pay exclusively through an online payment portal or other electronic payment method. Additionally, landlords must provide written receipts for payments, creating a clearer paper trail for both landlords and tenants. The new law also limits payment processing fees to the landlord's actual out-of-pocket costs charged by a third-party processor, meaning convenience or processing fees can no longer be marked up as an additional source of revenue. Finally, the law places new restrictions on maintenance and repair fees charged to tenants, limiting when certain fees may be assessed and requiring landlords to carefully review their current practices.
For our clients, many of these changes are already incorporated into our management practices. We have long offered residents non-electronic payment options and do not assess repair deductibles or routine maintenance fees to tenants. As always, our team is reviewing and updating our forms and procedures to ensure continued compliance with Virginia law.
What Should Landlords Do Now?
Make Sure You're Using Updated Forms and Procedures
Using an outdated nonpayment notice that still references a 5-day period could create a procedural issue and delay an unlawful detainer action. Whether you manage your property yourself or work with a professional, it's important to ensure your notices and processes are up to date.
Act Promptly When Rent Is Late
The sooner the proper notice is served, the sooner the statutory timeline begins. Waiting to address a delinquency can add even more time to an already lengthy process.
Prepare for Longer Timelines
The new 14-day notice requirement is a good reminder that nonpayment situations can take time to resolve. Landlords should maintain adequate reserves and be prepared for periods without rental income.
Partner With an Experienced Property Manager
Virginia's landlord-tenant laws continue to evolve, and even seemingly minor changes can have significant consequences if handled incorrectly. One of the benefits of working with a professional property manager is having a team that stays on top of legislative changes, updates forms and procedures, and helps ensure compliance every step of the way.
Final Thoughts
The change from a 5-day notice to a 14-day notice may not sound significant, but in practice it can add meaningful time to an already lengthy process.
For landlords, this means setting realistic expectations, reviewing existing procedures, and making sure your forms and policies are up to date.
At Allegiance Property Management, we stay on top of changes to Virginia landlord-tenant law so our clients don't have to. If you have questions about how these updates impact your rental property—or you're not sure whether your current processes comply with the new requirements—we're here to help.
