Virginia landlords are entering a new compliance era in 2026. One of the most impactful changes under the Virginia Residential Landlord and Tenant Act (VRLTA) is Virginia’s New 60-Day Lease Non-Renewal Rule, which significantly alters how and when landlords must notify tenants of non-renewal decisions.
If you own or manage rental property in Virginia Beach, VA, this rule directly affects your leasing timelines, documentation practices, and risk exposure. Failing to comply could result in unintended lease extensions, legal disputes, or lost income.
At Abrams Realty, we specialize in helping landlords navigate evolving Virginia rental laws while protecting profitability and minimizing liability. This guide breaks down what the new rule means, why it matters, and how to stay compliant in 2026 and beyond.
Key Takeaways
Landlords must now provide at least 60 days’ written notice if they do not intend to renew a lease.
The rule applies to most residential rental agreements governed by the VRLTA.
Missing the deadline may result in automatic lease renewal or month-to-month tenancy.
Proper documentation and delivery of notice are critical to avoid disputes.
Professional property management can help landlords stay compliant and reduce risk.
What is Virginia’s New 60-Day Lease Non-Renewal Rule?
Virginia’s New 60-Day Lease Non-Renewal Rule requires landlords to provide tenants with a minimum of 60 days’ written notice if they do not plan to renew a residential lease at the end of its term.
This change strengthens tenant protections and aligns Virginia with broader national trends emphasizing transparency and housing stability. Previously, shorter notice periods were often permitted depending on lease language. In 2026, statutory notice requirements take priority, even if your lease states otherwise.
The rule is codified under § 55.1-1302 of the Code of Virginia, which governs termination and non-renewal procedures under the VRLTA.
Who Does the 60-Day Non-Renewal Rule Apply To?
The rule applies to:
Residential landlords governed by the Virginia Residential Landlord and Tenant Act
Fixed-term leases approaching expiration
Single-family homes, condos, apartments, and multi-family properties
It generally does not apply to:
Owner-occupied properties with limited units (in specific cases)
Certain short-term or exempt housing arrangements
If you own rental property in Virginia Beach, chances are this law applies to you. When in doubt, assume compliance is required or consult a professional.
What Happens If a Landlord Fails to Give Proper Notice?
Failure to comply with Virginia’s New 60-Day Lease Non-Renewal Rule can create serious complications for landlords.
Potential consequences include:
1. Automatic Lease Extension
If notice is not provided on time, tenants may legally remain in the property under the existing lease terms or convert to a month-to-month tenancy.
2. Delayed Re-renting or Sale
Landlords planning renovations, sales, or new tenants may face unexpected delays that disrupt cash flow.
3. Legal Disputes
Tenants may challenge improper notice, leading to court filings, legal fees, or forced tenancy extensions.
4. Reputational Risk
Poor compliance can damage your standing as a landlord, particularly in competitive markets like Virginia Beach.
How and When to Deliver a Valid Non-Renewal Notice
To comply with the rule, landlords must ensure both timing and delivery method are correct.
Timing Requirements
The 60-day period begins before the lease expiration date
Count calendar days, not business days
Holidays and weekends are included
Acceptable Delivery Methods
Hand delivery
Certified mail
First-class mail
Electronic delivery (only if allowed in the lease)
Always keep written proof of delivery. Abrams Realty recommends documenting notice delivery in multiple ways whenever possible.
How the Rule Impacts Lease Language in 2026
Even if your lease states a different notice period, Virginia law supersedes lease language.
That means:
A 30-day non-renewal clause may no longer be enforceable
Landlords must update lease templates to reflect current law
Outdated leases increase legal exposure
Abrams Realty regularly reviews and updates lease agreements for Virginia landlords to ensure full compliance with evolving regulations.
Strategic Planning for Landlords Under the New Rule
The 60-day notice requirement demands earlier decision-making from landlords.
You’ll need to:
Evaluate tenant performance sooner
Plan rent increases earlier
Coordinate renovations well in advance
Align marketing timelines if re-renting
This is especially important in Virginia Beach, where seasonal demand and military relocations can impact vacancy cycles.
Why Professional Property Management Matters More Than Ever
Compliance mistakes are rarely intentional—but they can be costly.
Working with a professional property management company like Abrams Realty provides:
Automated lease tracking and notice reminders
Legally compliant documentation
Proper notice delivery and recordkeeping
Reduced risk of tenant disputes
Strategic guidance tailored to Virginia law
Our team stays ahead of legislative changes so you don’t have to.
Frequently Asked Questions
1. Does Virginia’s New 60-Day Lease Non-Renewal Rule apply to month-to-month leases?
Month-to-month leases may still follow different notice requirements, but landlords should be cautious. If a fixed-term lease converts to month-to-month due to improper notice, additional obligations may apply.
2. Can a tenant waive the 60-day notice requirement?
Generally, no. Statutory tenant protections under the VRLTA cannot be waived through lease language or informal agreements.
3. Does the rule apply if I plan to sell the property?
Yes. Even if you intend to sell, you must still provide proper non-renewal notice unless another lawful termination reason applies.
Stay Compliant and Protect Your Investment
Virginia’s New 60-Day Lease Non-Renewal Rule represents a significant shift in landlord responsibilities for 2026. While the rule increases administrative requirements, it also encourages clearer communication and more predictable lease transitions.
For landlords in Virginia Beach, compliance is not optional—but it doesn’t have to be complicated.
At Abrams Realty, we help landlords stay compliant, reduce risk, and maximize returns. From lease management to full-service property management, our local expertise ensures your investment is protected under Virginia law.
Contact our team today to see how we can support your rental property goals in 2026 and beyond.
