Virginia · Repairs · Updated Oct 2026

Virginia tenant repair rights

What a landlord in Virginia must keep in repair, how to ask for repairs, whether you can repair and deduct or withhold rent, and the protection against retaliation.

Short answer

The landlord must follow building and housing codes, make all repairs needed to keep the home fit and habitable, keep common areas clean and safe, keep electrical, plumbing, heating, air conditioning, appliances and elevators working, prevent moisture and mold and promptly remediate visible mold, provide trash containers and removal, and supply running water, reasonable hot water, and heat in season.

Repair and deduct
Allowed (with conditions)
Withholding rent
Not allowed
Notice before entry
72 hours

Repairs in Virginia

The landlord's duty
The landlord must follow building and housing codes, make all repairs needed to keep the home fit and habitable, keep common areas clean and safe, keep electrical, plumbing, heating, air conditioning, appliances and elevators working, prevent moisture and mold and promptly remediate visible mold, provide trash containers and removal, and supply running water, reasonable hot water, and heat in season. Va. Code 55.1-1220.
How to ask for repairs
Give written notice describing the problem and keep a copy. Serious problems: 14 days before repair-and-deduct. Rent escrow: a reasonable time, presumed 30 days. Report visible mold promptly.
Repair and deduct
Allowed for serious problems (a fire hazard or serious threat to life, health or safety, such as rodents or no heat, hot or cold water, light, electricity or sewage). After written notice, the landlord has 14 days to take reasonable steps. If not, you may hire a licensed contractor (or licensed pest company) and deduct the actual cost, up to one month's rent or $1,500, whichever is greater, after giving the landlord an itemized statement with receipts. Va. Code 55.1-1244.1.
Withholding rent
Not on your own. Use 'rent escrow': give written notice; if the landlord does not fix the problem in a reasonable time (more than 30 days is presumed unreasonable), file a 'tenant's assertion' in General District Court and pay your rent into court within 5 days of the due date. The court can order repairs, reduce rent, release money for repairs, or end the lease. Va. Code 55.1-1244.
Law
Va. Code 55.1-1220, 55.1-1244, 55.1-1244.1

Landlord entry in Virginia

At least 72 hours' notice for routine maintenance you did not request (the notice must give the last possible date, and the work must happen within 14 days). For other entries, notice of intent to enter and only at reasonable times, unless impractical. No notice is needed in an emergency or for repairs you requested. The landlord may not abuse access to harass you. Va. Code 55.1-1229.

Retaliation in Virginia

The landlord may not raise rent, cut services, or bring or threaten an eviction (or end a month-to-month tenancy) because you complained to a code agency, complained to or sued the landlord under the VRLTA, joined a tenant organization, or testified against the landlord. You can recover actual damages and use it as a defense; under the current law you must prove the landlord's intent. From January 1, 2027, protection expands (complaints to the media and fair housing complaints are covered; harassment and selective rule enforcement are banned). Va. Code 55.1-1258.

Get repairs made, step by step

  1. Write down the problem and take dated photos or video.
  2. Ask in writing and keep a copy. In Virginia: Give written notice describing the problem and keep a copy.
  3. Give the landlord the time the rule allows, and let them in to do the work with proper notice.
  4. If nothing happens, call your local housing or code inspector and talk to legal aid before you stop paying any rent.
  5. Keep paying rent unless the rule above lets you withhold it and you follow its steps exactly.

Repair request letter for Virginia

Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.

Your letter is made in your browser. Nothing you type is sent to us or anyone else.

The name on your lease or rent receipts.

What needs repair? (required)

Your state's rule on repair requests is shown below the form.

Virginia's rule on asking for repairs:Give written notice describing the problem and keep a copy. Serious problems: 14 days before repair-and-deduct. Rent escrow: a reasonable time, presumed 30 days. Report visible mold promptly.

Dates, rooms and how the problem affects you. This text goes into the letter as written.

Where to get free help in Virginia

Questions about repairs in Virginia

How do I ask my landlord for repairs in Virginia?

Give written notice describing the problem and keep a copy. Serious problems: 14 days before repair-and-deduct. Rent escrow: a reasonable time, presumed 30 days. Report visible mold promptly.

Can I repair and deduct the cost from rent in Virginia?

Allowed for serious problems (a fire hazard or serious threat to life, health or safety, such as rodents or no heat, hot or cold water, light, electricity or sewage). After written notice, the landlord has 14 days to take reasonable steps. If not, you may hire a licensed contractor (or licensed pest company) and deduct the actual cost, up to one month's rent or $1,500, whichever is greater, after giving the landlord an itemized statement with receipts. Va. Code 55.1-1244.1.

Can I withhold rent for repairs in Virginia?

Not on your own. Use 'rent escrow': give written notice; if the landlord does not fix the problem in a reasonable time (more than 30 days is presumed unreasonable), file a 'tenant's assertion' in General District Court and pay your rent into court within 5 days of the due date. The court can order repairs, reduce rent, release money for repairs, or end the lease. Va. Code 55.1-1244.

How much notice does a landlord need to enter in Virginia?

At least 72 hours' notice for routine maintenance you did not request (the notice must give the last possible date, and the work must happen within 14 days). For other entries, notice of intent to enter and only at reasonable times, unless impractical. No notice is needed in an emergency or for repairs you requested. The landlord may not abuse access to harass you. Va. Code 55.1-1229.

Can my landlord retaliate if I complain in Virginia?

The landlord may not raise rent, cut services, or bring or threaten an eviction (or end a month-to-month tenancy) because you complained to a code agency, complained to or sued the landlord under the VRLTA, joined a tenant organization, or testified against the landlord. You can recover actual damages and use it as a defense; under the current law you must prove the landlord's intent. From January 1, 2027, protection expands (complaints to the media and fair housing complaints are covered; harassment and selective rule enforcement are banned). Va. Code 55.1-1258.

More for Virginia renters

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Sources

Last checked: Oct 2026.