Behind on rent in Virginia? Larger landlords must offer a payment plan

Starting July 1, 2027, falling a little behind on rent in Virginia won’t put you on the fast track to eviction. If you owe one month’s rent or less, plus allowed late fees, a landlord who owns more than four rental units in Virginia has to give you a written notice before ending your lease. The notice must say exactly how much you owe and offer a payment plan. Under the plan, you pay the balance in equal monthly installments over six months or the rest of your lease, whichever is shorter.

You have 14 days after getting the notice to pay in full or accept the plan. You don’t need to apply anywhere. As long as you make your payments on time, the landlord can’t charge more late fees on that debt, and you can pay it off early with no penalty. If you miss a payment, the landlord has to send a new notice giving you 14 more days to pay before moving to evict. Landlords only have to offer a plan once per lease term. The state housing department will post a sample plan landlords can use.

Del. Elizabeth Bennett-Parker of Alexandria carried the bill. It passed the House 64–35 in February 2026, shortly before she won a seat in the state Senate. The apartment industry opposed it, and it cleared the Senate 20–19. Gov. Abigail Spanberger proposed 12 amendments. Lawmakers accepted eight, including the 14-day response period and July 2027 effective date, but rejected four that would have made the payment plan optional. Spanberger approved the reenrolled bill on May 14, 2026.