Grayson County Landlord-Tenant Law

Virginia landlord guide — county ordinances, courthouse info & local rules

Grayson County Rental Market Overview

Grayson County is one of Virginia’s most dramatically scenic and geographically remote counties, situated in the extreme southwestern corner of the state at elevations ranging from 2,500 to over 5,700 feet atop Whitetop Mountain — Virginia’s second highest peak. The county seat is Independence, a small town of roughly 900 on US-58, which serves as the county’s civic and commercial hub. Grayson County is bounded by Carroll, Wythe, and Smyth counties in Virginia, and by Ashe and Alleghany counties in North Carolina. The New River has its headwaters in Grayson County, and the county is home to Grayson Highlands State Park — one of Virginia’s most spectacular high-elevation parks — as well as significant sections of the Virginia Creeper Trail and the Appalachian Trail.

The rental market in Grayson County is small and affordable. With approximately 15,500 residents, the county’s rental housing stock consists primarily of older farmhouses, small-town homes in Independence and surrounding communities, and occasional vacation cabins and cottages in the Highland communities. Rents run $650–$950 per month for most year-round residential properties — among the lowest in Virginia. The local economy is anchored by county government, schools, small-scale agriculture, and a growing outdoor recreation tourism sector driven by the Virginia Creeper Trail, Grayson Highlands State Park, and proximity to the New River. The civil docket at Independence runs monthly on the 4th Monday — one of the most important operational facts for any landlord filing in this county.

Grayson County Ordinances & Local Rules

Last verified: March 2026 · Source: Grayson Combined General & JDR District Court — 27th Judicial District

Virginia State Law Framework

⚡ Quick Overview

5

Days Notice (Nonpayment)

21

Days Notice (Violation)

45-75

Avg Total Days

$58

Filing Fee (Approx)

💰 Nonpayment of Rent

Notice Type 5-Day Pay or Quit Notice

Notice Period 5 days

Tenant Can Cure? Yes

Days to Hearing 21-30 days

Days to Writ 10 days

Total Estimated Timeline 45-75 days

Total Estimated Cost $150-$400

⚠️ Watch Out

Virginia requires 5-day written pay-or-quit notice (§55.1-1245(F)). No statutory grace period, but rent must be 5 days late before late fees apply (§55.1-1204.1). Tenant can redeem tenancy by paying all rent, late fees, attorney fees, and court costs on or before the court return date (§55.1-1250). Tenant may also present a "redemption tender" - a written commitment from a government or nonprofit entity to pay within 10 days of return date. Late fee cap: 10% of periodic rent. The Eviction Diversion Program was renewed and expanded in 2025, allowing qualifying lower-income tenants to be placed on court-ordered payment plans.

📜 Eviction Laws Main 📊 Compare This State

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📝 Virginia Eviction Process (Overview)

1. Serve the required notice based on the eviction reason (nonpayment or lease violation).
2. Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
3. File an eviction case with the General District Court. Pay the filing fee (~$58).
4. Tenant is served with a summons and has the opportunity to respond.
5. Attend the court hearing and present your case.
6. If you prevail, obtain a writ of possession from the court.
7. Law enforcement executes the writ and removes the tenant if necessary.

⚠️ Disclaimer: This page provides general information about Virginia eviction laws and does not constitute legal advice. Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections. For specific legal guidance, consult a qualified Virginia attorney or local legal aid organization.

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🔍 Reduce Your Risk Before Signing a Lease: Virginia landlords who screen tenants carefully before signing a lease significantly reduce their risk of ending up in eviction court. Understanding tenant screening in Virginia — including background checks, credit history, income verification, and rental references — is one of the most cost-effective steps you can take to protect your rental property. Before you ever need Virginia's eviction process, proper tenant screening can help you identify red flags early and avoid problem tenancies altogether.

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Grayson County Virginia Landlord-Tenant Law: A Complete Guide for Property Owners in Virginia’s High Country

Grayson County is the kind of place that earns the phrase “Virginia’s High Country” on its own terms. Sitting at elevations where the New River is still a creek in its early miles, where Whitetop Mountain rises to nearly 5,700 feet and is Virginia’s second-highest summit, and where the Appalachian Trail traverses some of its most dramatic terrain, Grayson County is as geographically removed from the Virginia mainstream as any county in the Commonwealth. Its approximately 15,500 residents live in small communities scattered across a rural landscape of family farms, working forests, and public land, with Independence serving as the thin thread of civic structure that holds the county together.

The rental market in Grayson County is correspondingly small and affordably priced. Year-round residential rents of $650–$950 per month place it consistently among Virginia’s lowest-cost rental markets. Vacation and seasonal rentals near Grayson Highlands State Park, the Virginia Creeper Trail, and the New River headwaters can generate meaningfully higher revenue in peak seasons, but these short-term arrangements typically fall outside VRLTA’s scope if properly structured. For landlords managing year-round residential tenancies in Grayson County, the governing framework is VRLTA throughout — and the single most operationally critical fact is the court schedule: civil cases are heard just once per month, on the 4th Monday at 1:00 p.m., in the New Grayson Courthouse at 129 Davis Street in Independence.

The Monthly Civil Docket: File the Day Your Notice Expires

All Grayson County eviction filings go to Grayson Combined General and JDR District Court, 27th Judicial District, at P.O. Box 280, 129 Davis Street, Independence, VA 24348. Clerk Cody Greer Moss can be reached at (276) 773-2011, fax (276) 773-3174. Office hours are Monday through Friday, 8:00 a.m. to 4:00 p.m. The GDC judges for the 27th District are Chief Judge Gerald Eugene Mabe II, Presiding Judge J.D. Bolt, Erin J. DeHart, Randal J. Duncan, and Gino W. Williams, rotating across the multi-county district.

Civil cases are heard once per month: the 4th Monday at 1:00 p.m. Monday mornings are devoted to criminal and traffic matters (Misdemeanors, Felonies & Traffic at 9:30 a.m.; Town & Local Ordinances on the 2nd Monday at 11:00 a.m.; Advisements at 8:30 a.m.). The civil docket begins at 1:00 p.m. on the 4th Monday. This is the sole opportunity each month for UD returns and other civil matters. The practical implication is stark: file the day your notice period expires. If the 4th Monday of the current month has already passed when you file, your first available court date is the 4th Monday of the following month — potentially 30 days away before the hearing even begins. Add the notice period (5 days for nonpayment, 30 days for violations), and total Grayson County eviction timelines typically run six to ten weeks in the best case.

The continuance policy offers some relief for the first continuance: civil continuances may be granted by the Clerk with cause shown, meaning the reason must be sufficient and stated. All subsequent continuances require a Judge. J&DR continuances are judge-only. Given the monthly docket, avoid continuances whenever possible.

Galax City Jurisdiction: A Critical Distinction

The City of Galax is an independent city that sits adjacent to Grayson County’s eastern edge. Galax has its own city limits, its own GDC, and its own separate legal jurisdiction. Properties with Galax, VA mailing addresses are in the City of Galax — not Grayson County. Filing a Galax City eviction in Grayson County GDC, or vice versa, is a procedural error that requires refiling and restarting the service process. Confirm your property’s correct jurisdiction before filing. The Clerk at (276) 773-2011 can help clarify if you are unsure whether your address is county or city.

Rural Property Leasing and VRLTA Habitability in the High Country

Grayson County’s rental stock includes a disproportionate share of older rural properties with alternative or aging systems. Woodstoves and propane heat are common primary heat sources at elevations where winter temperatures can drop well below freezing and snowfall can be substantial. Private wells and septic systems are nearly universal outside of Independence. These systems must all meet VRLTA habitability standards. Conduct a thorough inspection of all systems before renting. Disclose the water source and provide a water quality test result at move-in. Have a wood supply arrangement clearly spelled out if the landlord supplies firewood or specify that the tenant is responsible. Address chimney cleaning responsibility explicitly. In a county where winter can arrive as early as October at higher elevations, a heating system failure or water supply issue is not a minor inconvenience — it is a habitability emergency requiring immediate landlord response.

For the 2024 VRLTA updates: 72-hour minimum entry notice now applies; all fees must appear on the first page of the lease; late fees are capped at 10% of monthly rent; security deposits are capped at two months’ rent with 45-day return deadline; and self-help eviction is absolutely prohibited under Va. Code § 55.1-1245. The HB 1482 emergency hearing pathway applies for unauthorized occupancy following proper 72-hour written notice. Southwest Virginia Legal Aid Society serves Grayson County tenants at (276) 783-6576.

This guide is for general informational purposes only and does not constitute legal advice. Consult a licensed Virginia attorney or Southwest Virginia Legal Aid Society at (276) 783-6576. Grayson County Combined District Court: 129 Davis Street, Independence, VA 24348 — (276) 773-2011. Last updated: March 2026.