Virginia Eviction Notice Template (Va. Code § 55.1-1245)
Before a landlord can file an eviction case, most states require a written notice that tells the tenant what is wrong and how long they have to fix it or move out. Answer the questions below to create a clear, professional notice — then check it against your state and local rules before you serve it.
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Free to preview[Landlord or property manager name]
[Your address and phone for the tenant to reach you]
October 15, 2026
To: [Tenant name(s)]
and all other occupants of
[Rental property address]
Re: [Type of notice] — [Rental property address]
Dear [Tenant name(s)],
This letter is formal written notice to you as the tenant of the property at [Rental property address]. Type of notice: [Type of notice].
The reason for this notice is as follows:
[Reason for this notice]
Within [Notice period in days] days after this notice is delivered to you, you must [What the tenant must do within that time]. If this notice is delivered to you on October 15, 2026, that period ends on October 15, 2026.
This notice is given under the Virginia Residential Landlord and Tenant Act, Va. Code § 55.1-1245, which requires written notice to the tenant before a landlord may terminate the rental agreement and file an unlawful detainer.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
[Landlord or property manager name]
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
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How eviction notices work in Virginia
Under the Virginia Residential Landlord and Tenant Act, a landlord may terminate for unpaid rent if the tenant does not pay within 14 days after written notice is served. For a material lease violation that can be fixed, the notice gives 21 days to remedy it and states that the lease ends at least 30 days after the tenant receives it. A month-to-month tenancy ends with at least 30 days' written notice before the next rent due date, unless the rental agreement sets a different period.
A nonpayment notice must tell the tenant about the nonpayment and that the landlord intends to terminate the rental agreement if the rent is not paid within the 14-day period. A breach that cannot be remedied supports a 30-day termination notice with no cure, and a repeat of a similar breach the tenant previously fixed also allows a 30-day notice. A criminal or willful act that is not remediable and threatens health or safety can allow immediate termination.
If the tenant does not pay, cure, or leave, the landlord files an unlawful detainer in court. In a case based only on unpaid rent, a tenant who pays all rent owed, plus damages, fees, and court costs, at least 48 hours before the scheduled eviction can have it canceled. Virginia prohibits a landlord from taking possession by cutting off essential services or by refusing the tenant access to the unit without a court order for possession.
What to do, step by step
Check your state and local rules first
Look up the notice period, required wording and delivery method for your state, county and city. Many places set different periods for unpaid rent, lease violations and ending a tenancy, and some cities add their own just-cause rules.
Fill in the notice
Answer the questions above. Name every adult tenant on the lease, state the facts plainly and enter the exact number of days your rules require.
Serve it the way your state requires
States specify how a notice must be delivered — commonly hand delivery, leaving it with an adult at the home, posting and mailing, or certified mail. A notice served the wrong way may have to be redone.
Record how and when you served it
Write down the date, time, method and who delivered it, and keep a copy of the notice. Courts often ask for this proof of service.
Wait out the full notice period
Don't change the locks, remove belongings or shut off utilities. If the tenant fixes the problem, accept it as your rules require; if not, the next step is filing an eviction case in court.
What if the tenant doesn't respond to the notice?
An eviction notice is not an eviction. It is the written warning most states require before you can go to court. If the notice period ends and the tenant hasn't paid, fixed the violation or moved out, the next step is to file an eviction case — often called an unlawful detainer or summary possession case — with your local court.
Until a judge rules in your favor and a court officer such as a sheriff or marshal carries out the order, the tenant has the right to stay. Changing the locks, removing the tenant's belongings, cutting off utilities or otherwise forcing them out is a so-called self-help eviction, which is illegal in nearly every state and can expose you to damages.
Courts look closely at the notice itself. If the period was too short, the wording missed something your state requires or it was delivered the wrong way, the case can be dismissed and you may have to start over. Your local court's self-help center or a landlord association can tell you what your court expects.
Example Virginia eviction notice
A filled-in sample with made-up details, so you can see the finished result.
Greenway Rentals LLC
PO Box 2210, Lakeview, MN 55401 · (555) 201-4478
October 5, 2026
To: Taylor Brooks and Jamie Brooks
and all other occupants of
56 Willow St, Unit 3, Lakeview, MN 55402
Re: Notice to pay rent or quit — 56 Willow St, Unit 3, Lakeview, MN 55402
Dear Taylor Brooks and Jamie Brooks,
This letter is formal written notice to you as the tenant of the property at 56 Willow St, Unit 3, Lakeview, MN 55402. Type of notice: Notice to pay rent or quit.
The reason for this notice is as follows:
Rent of $1,450 for the month of September 2026, due on September 1, 2026, has not been paid, despite a reminder sent by email on September 10.
The total amount of rent now due is $1,450.00.
Within 14 days after this notice is delivered to you, you must pay the full amount of rent owed or move out of the property. If this notice is delivered to you on October 5, 2026, that period ends on October 19, 2026.
This notice is given under the Virginia Residential Landlord and Tenant Act, Va. Code § 55.1-1245, which requires written notice to the tenant before a landlord may terminate the rental agreement and file an unlawful detainer.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
Greenway Rentals LLC
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
Frequently asked questions
How long is a pay-or-quit notice in Virginia?
Fourteen days. Under Va. Code § 55.1-1245(F), the landlord may terminate the lease if the tenant fails to pay within 14 days after written notice is served. The same 14-day period applies when a rent check bounces or an electronic payment is rejected.
How long does a Virginia tenant have to fix a lease violation?
Twenty-one days. The notice describes the breach and states that the lease ends at least 30 days after the tenant receives it unless the breach is remedied within 21 days. A breach that cannot be remedied supports a 30-day notice with no cure.
How do I end a month-to-month tenancy in Virginia?
Either party can end a month-to-month tenancy with written notice served at least 30 days before the next rent due date, under Va. Code § 55.1-1253, unless the rental agreement provides a different notice period. Some large multifamily non-renewals require 60 days.
Can a Virginia tenant stop an eviction by paying?
Often, yes. Under Va. Code § 55.1-1250, full payment of all rent owed, plus any damages, money judgment, fees, and court costs, made at least 48 hours before the scheduled eviction cancels it, unless the case also rests on grounds other than unpaid rent.
How much notice do I have to give a tenant?
It depends on your state, sometimes your city, the type of notice and the lease. Periods for unpaid rent can be as short as a few days or as long as a month, and notices ending a month-to-month tenancy are often 30 days or more. Check your state's landlord-tenant law and any local ordinance before serving.
Is an eviction notice the same as being evicted?
No. A notice only starts the process. If the tenant doesn't comply, the landlord must file a case in court and win a judgment. Only a court order, carried out by a sheriff, marshal or similar officer, can legally remove a tenant from the property.
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