Virginia's 14-Day Pay-or-Quit Eviction Notice (HB 15 / SB 48): What Changes July 1, 2026

Virginia is extending its written pay-or-quit notice for unpaid rent from 5 days to 14 days. Governor Abigail Spanberger signed HB 15 and SB 48, which amend Va. Code 55.1-1245 and take effect July 1, 2026. The change applies to Virginia residential rentals only and is not yet in force.

Information last verified on June 24, 2026. This is a developing story; we update it as the record changes.

Status: Signed into law in 2026; takes effect July 1, 2026. As of June 24, 2026 the prior 5-day notice still applies.

Jurisdiction scope: This article addresses Virginia residential eviction notice law only. It is general legal information, not legal advice. For related topics see Virginia landlord-tenant laws and our broader landlord-tenant law hub.

What Happened

The Virginia General Assembly passed House Bill 15 and Senate Bill 48 during the 2026 Regular Session. The two bills are identical companion measures, and Governor Abigail Spanberger signed the legislation into law. Both bills amend Section 55.1-1245 of the Code of Virginia, a provision within the Virginia Residential Landlord and Tenant Act (VRLTA).

The core change is narrow and specific. Under current law, when a tenant fails to pay rent, a landlord must serve a written notice giving the tenant 5 days to pay before the landlord may terminate the rental agreement and pursue possession. HB 15 and SB 48 extend that window from 5 days to 14 days.

This written notice is commonly called a "pay-or-quit" notice. It informs the tenant that rent is unpaid and that the landlord intends to terminate the rental agreement unless the tenant pays the amount due within the notice period. The notice is a procedural prerequisite; a landlord generally cannot move directly to an eviction filing for nonpayment without first serving it.

The legislation carries a delayed effective date of July 1, 2026. That date is standard for Virginia general legislation, which typically takes effect on July 1 following the session in which it passes. Because that date has not yet arrived, the 5-day notice remains the operative rule across Virginia as of June 24, 2026.

What the Law Actually Says

Section 55.1-1245 sits within the VRLTA and governs noncompliance with the rental agreement, including the landlord's remedy when a tenant does not pay rent. The provision sets the written-notice step a landlord must complete before terminating the tenancy for nonpayment and seeking possession through the courts.

Under the version taking effect July 1, 2026, the landlord must serve written notice stating that rent is unpaid and that the landlord intends to terminate the rental agreement if the tenant does not pay within 14 days. The 14-day window functions as a cure period: if the tenant pays the full amount due within that time, the basis for termination on that notice is resolved. The same notice framework applies where a tenant's check or electronic payment is rejected, with the tenant able to cure by an accepted form of payment within the period.

The extra 9 days change the timeline, not the underlying obligation. The change does not forgive rent that is owed, does not cap how much a landlord may demand, and does not create new defenses to a properly filed case. It extends the period a landlord must wait after serving notice before terminating the agreement and filing an unlawful detainer action for possession.

An unlawful detainer is the civil action a Virginia landlord files in the general district court to recover possession of the rental unit. The notice under Section 55.1-1245 is a step that generally must be completed before that filing for nonpayment. For the broader framework around tenancies and possession, see our Virginia landlord-tenant laws page and our Virginia squatters' rights overview, which addresses unauthorized occupants and possession separately from a standard tenancy.

Analysis: Why This Matters

The following is analysis from the Recording Law Editorial Team.

This is a single-provision change to one notice period, but notice periods are where many eviction disputes turn. The number of days a landlord must give before terminating sets the practical window a tenant has to gather funds, arrange assistance, or otherwise respond before a court filing becomes possible.

A longer notice period also raises the stakes of using the correct form. Notices that recite the prior 5-day period for nonpayment occurring on or after the effective date could create procedural friction, because the written notice is a prerequisite step under Section 55.1-1245. The precise way the new period applies to notices straddling July 1, 2026 is the kind of detail that the enrolled text and the courts resolve, which is why the exact effective application matters.

The change is also limited in scope. It addresses the notice timeline for nonpayment of rent under the VRLTA. It does not rewrite the rent obligation, the unlawful detainer process, or the standards a court applies once a case is filed.

How This Affects You

For renters in Virginia generally, the headline is timing and status. Once the law is in force, a pay-or-quit notice for nonpayment of rent will state a 14-day window rather than a 5-day window. Until July 1, 2026, the 5-day period still applies, so a notice received now is not governed by the new rule.

For landlords in Virginia generally, the practical step is form readiness. Notices used for nonpayment after the effective date will need to reflect the 14-day period rather than the 5-day period. Reviewing notice templates ahead of July 1, 2026 reduces the risk of a form mismatch.

This is general information about Virginia residential rentals. It is not advice about any specific lease, notice, or dispute. Anyone facing a notice or a filing should consult a licensed Virginia attorney about their own situation.

What Happens Next

The amended Section 55.1-1245 takes effect July 1, 2026. After that date, the 14-day notice becomes the operative pre-eviction notice for nonpayment of rent in Virginia residential rentals. The new period applies to notices given on or after the effective date, consistent with how Virginia general legislation takes effect.

There is some practical uncertainty about how the new period applies to notices served close to the transition, and the enrolled text is the controlling reference for the precise wording and application. Readers should check the enrolled text of HB 15 or SB 48 and the official Code of Virginia for the exact language. We will update this article as the record develops.

This article is general legal information, not legal advice. It addresses Virginia residential eviction notice law only and was verified on June 24, 2026. Laws change and individual facts matter, so consult a licensed Virginia attorney before acting on any notice, lease, or eviction matter.

Sources

• Virginia LIS, SB 48 (2026 Regular Session), bill details and enrolled text: https://lis.virginia.gov/bill-details/20261/SB48 and https://lis.virginia.gov/bill-details/20261/SB48/text/SB48ER
• Virginia LIS, HB 15 (2026 Regular Session), bill details: https://lis.virginia.gov/bill-details/20261/HB15
• Code of Virginia, Section 55.1-1245: https://law.lis.virginia.gov/vacode/title55.1/chapter12/section55.1-1245/

Related articles

• Virginia landlord-tenant laws
• Landlord-tenant law hub
• Virginia squatters' rights
• Washington eviction notice certified-mail law (HB 2664)
• Connecticut Fair Rent Commission eviction ruling

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Last updated: 2026-06-24. This is a developing story; details verified as of 2026-06-24.

Frequently Asked Questions

When does Virginia's 14-day eviction notice take effect?

It takes effect July 1, 2026. HB 15 and SB 48 are signed into law but not yet in force. As of June 24, 2026, the prior 5-day notice for nonpayment of rent still applies.

How many days notice for nonpayment of rent in Virginia?

Until July 1, 2026, a landlord must give 5 days written notice before terminating for nonpayment. On and after July 1, 2026, that period becomes 14 days under Va. Code 55.1-1245.

What is HB 15 / SB 48?

They are identical companion bills from the 2026 Regular Session that amend Va. Code 55.1-1245 to extend the written pay-or-quit notice for nonpayment of rent from 5 days to 14 days. Governor Abigail Spanberger signed the measure.

Does the new law cancel rent that is owed?

No. The change extends the notice timeline only. It does not forgive unpaid rent, cap what a landlord may demand, or guarantee any outcome in an unlawful detainer case.

Is this a pay-or-quit notice?

Yes. The notice tells a tenant that rent is unpaid and that the landlord intends to terminate the rental agreement unless the tenant pays within the notice period. Starting July 1, 2026, that period is 14 days.

Does this apply outside Virginia?

No. HB 15 and SB 48 amend the Virginia Residential Landlord and Tenant Act and apply to Virginia residential rentals only. Other states set their own notice periods.

What should I do if I get a notice before July 1, 2026?

A notice given before July 1, 2026 is governed by the existing 5-day rule. This is general information, not legal advice; consult a licensed Virginia attorney about a specific notice.