State-by-state landlord guides

Virginia caps security deposits (including any pet deposit) at 2 months' rent under § 55.1-1226, gives you 45 days to return with itemization, and lets a willful violation cost you the deposit plus actual damages and attorney fees. Late fees max out at 10% of the periodic rent or remaining balance under § 55.1-1204(E), and the lease must say so. Application fees cap at $50 under § 55.1-1203. As of July 1, 2026, the nonpayment pay-or-quit notice expands from 5 days to 14 days (HB 15 / SB 48), so every form notice and lease attachment dated June 30 or earlier needs a refresh. The single most expensive landlord mistake in Virginia is a lockout or utility shut-off: § 55.1-1243.1 floors the damages at $5,000 or four months' rent (whichever is greater), plus actual damages, attorney fees, and ex parte injunctive relief. Source of income (including Housing Choice Vouchers) is a protected class under § 36-96.3, so a blanket 'no vouchers' policy is a Fair Housing complaint waiting to file. Unlawful detainer runs in General District Court on a first-return-day-within-21-days schedule, with a 72-hour writ-execution notice and a 10-day appeal-to-Circuit-Court window before the sheriff can put the locks on. Virginia is a Dillon Rule state, so rent control is preempted statewide — 2026 rent-stabilization bills died in committee again. Short-term rental rules are local and dramatic: Virginia Beach runs CUP + STR overlay; Richmond is primary-residence-only with a 185-day rule; Arlington is Accessory Homestay only; Sandbridge is by-right with an annual permit.