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Virginia room rental agreement
Written for Virginia law, checked October 1, 2026 General information, not legal advice
Rentari offers a general room-rental agreement form, but it is not tailored to Virginia or every local rule. Review the room, shared spaces, occupancy requirements, and applicable Virginia and city rules before using a form. The state table below covers selected deposit and entry rules, not every room-rental requirement.
Virginia rules that apply
- Security deposit limit
- 2 months' rent
- a pet deposit counts toward the cap
- Va. Code § 55.1-1226(A)Va. Code § 55.1-1208(A)(7)
- Entry notice
- No fixed hours
- notice of intent at reasonable times; at least 72 hours for routine maintenance the tenant did not request
- Va. Code § 55.1-1229(A)(4)
Security deposit limit
You may not demand or receive a security deposit, however it is labeled, of more than two months' periodic rent. A refundable pet deposit is a security deposit and counts toward the cap.
Va. Code § 55.1-1226(A) Va. Code § 55.1-1200
More detail (6)
- A lease may not make the tenant pay a security deposit, damage insurance premiums and renter's insurance premiums before the tenancy starts that together exceed two months' periodic rent. Va. Code § 55.1-1208(A)(7)
- You may require damage insurance or renter's insurance and charge the premiums; they count as rent, not as a deposit, and you must tell the tenant in writing of the right to buy a separate policy. Va. Code § 55.1-1206(A), (B)
- Money paid toward a security deposit is treated as an application deposit until the lease's commencement date. Va. Code § 55.1-1200
- You may let a tenant buy damage insurance instead of paying a deposit. The insurer must be licensed or approved by the State Corporation Commission, the coverage must last the whole term and be at least the deposit you require per claim, and the insurer must tell you within 10 days if the policy lapses. Va. Code § 55.1-1226(I)
- A tenant who chose damage insurance may switch to paying the full deposit at any time without your consent, and you may not change the lease terms because of it. Va. Code § 55.1-1226(J)
- If the tenant has an assignee or sublessee, you may hold a security deposit from only one party. Va. Code § 55.1-1226(H)
The Rentari Virginia lease states the deposit, caps it at two months' rent with any refundable pet deposit included, and caps the deposit plus any insurance premiums paid before move-in at two months' rent.
Landlord entry
Except in an emergency or where it is impractical, give the tenant notice of your intent to enter and enter only at reasonable times; the law sets no hour count for that notice. For routine maintenance the tenant did not request, give at least 72 hours' notice unless impractical, do the work within 14 days, and state the last possible date in the notice.
More detail (6)
- The tenant may not unreasonably refuse entry to inspect, make necessary or agreed repairs or improvements, supply services, or show the home to buyers, lenders, tenants, workers or contractors. Va. Code § 55.1-1229(A)(1)
- You may enter without consent in an emergency. Maintenance the tenant asked for needs no notice. You may not abuse the right of access or use it to harass the tenant. Va. Code § 55.1-1229(A)(4)
- Otherwise you have no right of entry except by court order, to make repairs after notice under the tenant-breach repair rule, during the tenant's absence of more than seven days, or after abandonment or surrender. Va. Code § 55.1-1229(C) Va. Code § 55.1-1248 Va. Code § 55.1-1249
- A tenant who refuses lawful access, or a landlord who enters unlawfully, unreasonably or with harassing demands, can face an injunction or termination of the lease, plus actual damages and attorney fees. Va. Code § 55.1-1210
- Give at least 48 hours' written notice before applying insecticide or pesticide in the unit, unless the tenant asked for it or agrees to less. Va. Code § 55.1-1223(A)
- For a nonemergency condition that can only be fixed with the tenant out, you may require a temporary move of up to 30 days on 30 days' written notice, to a comparable unit or hotel at your cost. Va. Code § 55.1-1229(B)
The Virginia lease sets 24 hours' notice as a lease term, adds the 72-hour notice for routine maintenance the tenant did not request, and restates the emergency and abuse-of-access rules.