Mom-and-Pop Landlord Rules in Virginia 2026

Landlord-Friendly Regulatory Status

N/A Exemption Threshold

None Just-Cause Law

None (preempted attempt 2020) Rent Control Law

$1,427/mo Avg Median Gross Rent (ACS)

    Bottom line:
    Virginia preempted any local rent control effort in 2020. No just-cause eviction requirement. Va. Code §55.1-1253 requires 30 days' notice to terminate month-to-month tenancies.     — Va. Code §55.1-1253
  

Who Qualifies as a "Mom-and-Pop" Landlord in Virginia?

The term "mom-and-pop landlord" typically refers to an individual or family that owns a small number of residential rental units — often 1 to 4 — and frequently lives in or near the property. In states with tenant-protection legislation, the legislature has carved out exemptions recognizing that small landlords operate differently from large institutional property managers.

Virginia has no statewide just-cause eviction law and no active rent control, so all residential landlords — small or large — operate under the same straightforward statutory framework. There is no formal "small landlord" exemption because none is needed: you may terminate a month-to-month tenancy with proper notice without providing a reason, and you may set or raise rent to any amount you choose.

    Landlord advantage: As a small landlord in Virginia,
    you have maximum flexibility. Focus on following proper notice requirements and security-deposit rules —
    you face no size-based regulatory restrictions.
  

Owner-Occupancy Requirement in Virginia

Most small-landlord exemptions require the owner to live in the building as their primary residence. This condition is strictly enforced. Key steps to maintain the exemption:

Maintain the unit as your primary domicile. Driver's license, voter registration, and tax returns should all reflect the rental address.
Own the property in your personal name — an LLC or trust typically disqualifies you in states where ownership by a "natural person" is required.
Keep unit count at or below the threshold. Adding units or converting a garage to an ADU could push you over the limit and trigger the full regulatory regime.
Document your residency. If a tenant ever challenges the exemption, dated utility bills, lease receipts, and government mail at the address are your evidence.

Frequently Asked Questions

Do small landlords in Virginia need just-cause to evict?

Virginia has no just-cause eviction law (None), so landlords of all sizes can terminate a tenancy without providing a reason — only proper written notice is required. See Va. Code §55.1-1253.

Is there rent control in Virginia for small landlords?

No. Virginia's rent control status is: None (preempted attempt 2020). Landlords of any size may set rents freely and raise them with proper notice.

How many units qualify as a small landlord in Virginia?

No formal small-landlord threshold exists in Virginia because no just-cause or rent-control law applies. All landlords are treated identically under Va. Code §55.1-1253.

Can I use an LLC and still get the small-landlord exemption in Virginia?

Virginia has no small-landlord exemption to qualify for — any ownership structure (personal, LLC, trust) is treated the same under Va. Code §55.1-1253.

Major Cities in Virginia

Virginia Beach Virginia Beach Chesapeake Chesapeake Arlington

Related Guides for Virginia Landlords

← Virginia Eviction Risk Virginia Just-Cause Guide Virginia Rent Increase Virginia Security Deposit Virginia Eviction Notices Virginia Section 8 Guide

Mom-and-Pop Rules in Other States

Mississippi South Dakota North Carolina Wyoming Connecticut All States →

Data sourced from Va. Code §55.1-1253. Eviction notice data from Va. Code Â§ 55.1-1245. Last updated April 29, 2026. For informational purposes only — not legal advice.