Virginia rent increase law: two different clocks for lease renewals and month-to-month tenants
Virginia does not cap rent, but it runs two separate clocks. A landlord with more than four rental units who offers renewal must send written notice of the increase at least 60 days before the lease ends under Va. Code 55.1-1204(K). A month-to-month tenant's new rent takes effect on the next rent due date that falls 30 days after the notice under 55.1-1253(D). A 90-day version of the renewal rule takes effect July 1, 2027.
What notice does a renewal increase need?
Subsection K of 55.1-1204 applies to "a landlord who owns more than four rental dwelling units or more than a 10 percent interest in more than four rental dwelling units, whether individually or through a business entity." For a tenant who has the option to renew, or whose agreement renews automatically, that landlord must give written notice of any increase for the next term. The current version says the notices, including any notice of nonrenewal, must be provided "no less than 60 days prior to the end of the rental agreement term."
The rule does not apply to a periodic tenancy created under 55.1-1253(C), the holdover tenancy that arises when a tenant stays without the landlord's consent. It also leaves small owners alone: with four or fewer units, no statutory renewal notice period applies, though your lease may set one.
What changes on July 1, 2027?
The Virginia Code Commission's site shows a second version of 55.1-1204 effective July 1, 2027. In that version, subsection K requires the written notice of a rent increase "at least 90 days prior to the end of the rental agreement term." The notice must include a deadline by which the tenant tells the landlord whether they will renew, and that deadline "shall be no sooner than 30 days after the written notice of rent increase is delivered to the tenant." Notice of nonrenewal stays at 60 days.
Example a made-up owner of a six-unit building in Richmond has a lease ending June 30, 2027. Under the version in force until July 1, 2027, a raise notice must go out by May 1, 2027, 60 days before the end. For a lease ending June 30, 2028, the later version applies: send the raise by April 1, 2028, with a renewal deadline at least 30 days after delivery.
How does a month-to-month tenant get a new rent?
Section 55.1-1253(D) deals with a tenant who stays after the agreement ends, either as a holdover with the landlord's agreement or as a month-to-month tenant, and no new agreement is signed. The terms of the old agreement continue, "except that the amount of rent shall be either as provided in the terminated rental agreement or the amount set forth in a written notice to the tenant, provided that such new rent amount shall not take effect until the next rent due date coming 30 days after the notice."
Count 30 days from the notice, then take the next rent due date after that. A separate rule in 55.1-1253(A) lets either side end a month-to-month tenancy on 30 days' notice before the next rent due date, unless the rental agreement gives a different period.
Can you change rent during a lease?
Subsection I of 55.1-1204 says "no unilateral change in the terms of a rental agreement by a landlord or tenant shall be valid unless" the notice follows the agreement or the law and "both parties consent in writing to the change." For rent, that means a signed amendment, not a letter.
What does Virginia say about retaliation?
Section 55.1-1258(A) bars retaliation "by increasing rent or decreasing services" or by threatening or bringing an action for possession after the landlord knows the tenant complained to a code agency, complained to or sued the landlord under the chapter, joined a tenants' organization or testified against the landlord in court. It adds that the rule does not stop the landlord "from increasing rent to that which is charged for similar market rentals." Subsection B puts the burden of proving retaliatory intent on the tenant. A tenant who proves it can claim actual damages and use retaliation as a defense in a possession action.
How DoorKeeping helps in Virginia
DoorKeeping keeps every lease end date and renewal offer in one place, so you can ask Claude or ChatGPT which leases need a rent notice by a given date. Anything that goes to a tenant waits for your one-tap approval. DoorKeeping never holds your rent. This is general information, not legal advice: check the current statute and your own lease before you send a notice.
Sources
- Code of Virginia 55.1-1204, Terms and conditions of rental agreement (Virginia Law), read Oct 30, 2026
- Code of Virginia 55.1-1253, Termination of tenancy (Virginia Law), read Oct 30, 2026
- Code of Virginia 55.1-1258, Retaliatory conduct prohibited (Virginia Law), read Oct 30, 2026
Questions
- How much notice for a rent increase at renewal in Virginia?
- A landlord with more than four units gives written notice at least 60 days before the term ends (Va. Code 55.1-1204(K)). The version effective July 1, 2027 raises that to 90 days.
- How much notice for a month-to-month rent increase in Virginia?
- The new rent takes effect on the next rent due date coming 30 days after the written notice (Va. Code 55.1-1253(D)).
- Is there a rent cap in Virginia?
- The sections read here set no cap. Retaliatory raises are barred by 55.1-1258.