Uncontested: 21–45 days ·
Contested: 45–120 days · Under Va. Code § 55.1-1200 et seq. (Virginia Residential Landlord and Tenant Act)
The Virginia eviction process requires a court-ordered judgment before a landlord can remove a tenant. Timeline figures below begin after the pre-filing notice period expires and the landlord files the complaint with the court. Add 3–60+ days for the applicable pre-filing notice period (pay-or-quit, cure-or-quit, or no-fault) depending on the eviction reason.
Va. Code § 55.1-1200 et seq. (Virginia Residential Landlord and Tenant Act)
Contested eviction (after filing)
45–120 days
Va. Code § 55.1-1200 et seq. (Virginia Residential Landlord and Tenant Act)
Pre-filing notice: Nonpayment of rent
5 days
Va. Code § 55.1-1245
Pre-filing notice: Material lease violation
21 days
Va. Code § 55.1-1245(A)
Pre-filing notice: Material non-curable breach
30 days
Va. Code § 55.1-1245(B)
Pre-filing notice: End of month-to-month tenancy
30 days
Va. Code § 55.1-1253
Court filing fee
$58–$90
Va. Code § 55.1-1200 et seq. (Virginia Residential Landlord and Tenant Act)
Step-by-step Virginia eviction process
Day-by-day, every stage.
Each row's day-label is the cumulative start of that stage on the worst-case clock.
Pre-filingNoticeFileCourtLockout
5d
1
Stage 1 · Gate
5-day pay-or-quit notice
Day 1
Written notice with the EDP disclosure for covered jurisdictions. Calendar days; clock starts day after service.
0–30d
2
Stage 2 · Gate
EDP payment plan offer (covered jurisdictions)
Day 6
In covered jurisdictions (Richmond, Norfolk, Hampton, Newport News, parts of Northern Virginia), the landlord must offer a court-ordered payment plan before filing. Va. Code § 55.1-1262.
1–3d
3
Stage 3 · Serve
File unlawful detainer in GDC
Day 36
General District Court for the city or county. Filing fee $58 to $151. Note Virginia distinguishes cities and counties as separate jurisdictions.
10d
4
Stage 4 · File
Service and 10-day return date
Day 39
Sheriff serves summons at least 10 days before return date. Tenant must appear at return date.
0–30d
5
Stage 5 · Court
Return date hearing and judgment
Day 49
Tenant contests or admits at return date. Uncontested = default judgment. Contested cases continued for separate trial date.
Same day
6
Stage 6 · Lockout
Pay-and-stay window
Day 79
Tenant may pay all amounts owed up to 48 hours before scheduled writ execution and stop the eviction (Va. Code § 55.1-1250). Virginia is unusually tenant-favorable on this point.
5–14d
7
Stage 7 · Lockout
Writ of eviction and sheriff lockout
Day 79
After judgment, court issues writ of eviction. Sheriff serves with 72 hours notice before lockout.
Day 93
✓
Possession recovered
Worst case · Day 93
Timelines begin at court filing, not notice service.
The Virginia timelines above start when the landlord files the eviction complaint with the court.
Add pre-filing notice periods (3–60 days depending on eviction reason) to get the full end-to-end timeline.
Self-help eviction, changing locks, removing belongings, or shutting off utilities, is illegal in Virginia and exposes the landlord to significant damages.
About this page. Researched and written by the NextGen Properties research team — the underwriters, asset managers, and acquisitions staff who have priced, bought, and operated rental property for more than two decades. Reviewed before publication by the NextGen Properties editorial desk. How we work: editorial guidelines · scoring methodology.
