Charles City County Virginia Landlord-Tenant Law: A Guide for Property Owners in Virginia’s Historic James River Corridor
Charles City County is unlike anywhere else in Virginia. One of the commonwealth’s eight original shires, established in 1634, the county sits on a Tidewater peninsula bounded by the James River to the south and the Chickahominy River to the north, approximately 25 miles east of Richmond. It is home to some of America’s most historically significant properties: Shirley Plantation, believed to be the oldest active plantation in the United States; Berkeley Plantation, birthplace of a U.S. President and the site where “Taps” was composed; Westover Plantation; and Sherwood Forest, purchased by President John Tyler in 1842 and still held by the Tyler family. The Washington Post called Charles City County “the land lost in time,” and the description fits: 73% of the county is forested, there are no incorporated municipalities, development has been deliberately limited, and the colonial-era landscape is largely intact.
With a 2020 census population of 6,773 and a median age of 52.6 years, Charles City County has one of the smallest populations of any Virginia county and one of its oldest demographic profiles. The rental market here is modest in scale: a small number of single-family homes, manufactured housing units, and rural properties scattered along Route 5 (the James River Road) and the county’s secondary roads. Demand comes primarily from Richmond metro area workers who commute west to Richmond or Henrico County, agricultural and timber workers, and county government employees. The county is part of the Richmond-Petersburg Metropolitan Statistical Area, which gives it formal MSA membership despite its deeply rural character.
No Incorporated Municipalities: What It Means for Landlords
Charles City County has no incorporated towns or cities. The entire county — including the county seat community of Charles City itself, Ruthville, Adkins Store, Wayside, Wilcox Neck, and all other named communities — is unincorporated. This means there is no municipal zoning overlay, no town-level landlord licensing, and no separate municipal code that landlords must track. All property in the county is subject to county administration, county zoning (to the extent the county has adopted zoning provisions), and state law. Contact Charles City County Administration at (804) 652-4701 for any county-level building or land use requirements that may apply to your specific property or rental use.
The Combined District Court: Virginia’s Small-County Court Model
Charles City County is served by a Combined General District Court and Juvenile & Domestic Relations District Court — a court structure used in smaller Virginia counties where case volumes don’t justify two separate district court operations. The Combined Court is part of the 9th Judicial District and is located at 10780 Courthouse Road, P.O. Box 57, Charles City, VA 23030. Clerk Barbara Jean Watkins can be reached at (804) 652-2188. Office hours are Monday through Friday, 8:00 a.m. to 4:00 p.m. The General District Court judges are Chief Judge Wade A. Bowie, Presiding Judge Matthew D. Danielson, Judge James Anderson Mullins, and Judge Stephanie M. Revere. The court has a published Portable Electronic Devices Policy, available on vacourts.gov, which landlords and attorneys should review before any hearing.
Civil hearings, including Unlawful Detainers, are held on the 1st and 3rd Wednesday of each month beginning at 12:00 p.m. (noon). This noon start time is distinctive among Virginia GDC dockets — do not arrive expecting a 9:00 a.m. or 10:00 a.m. morning start. The morning portion of the Wednesday docket is reserved for criminal and traffic matters and arraignments (beginning at 8:30 a.m.), while civil cases are called beginning at noon. Contested civil cases must be separately scheduled with the Judge’s approval — call the clerk at (804) 652-2188 to arrange a contested hearing date rather than expecting it to be handled at the standard noon return. The continuance policy for civil cases: uncontested cases may be continued once by the Clerk if the parties agree; otherwise, continuance requires the Judge. Two civil Wednesdays are available each month.
The VRLTA Eviction Process in Charles City County
All Charles City County residential tenancies fall under the Virginia Residential Landlord and Tenant Act (Va. Code Ann. §§ 55.1-1200–55.1-1262). For nonpayment of rent, serve a 5-Day Notice to Pay or Quit. For lease violations, serve a 30-Day Notice to Comply or Vacate (21 days to cure). Terminate month-to-month tenancies with 30 days’ written notice. After the applicable notice period, file an Unlawful Detainer at Charles City Combined District Court and pay the filing fee (~$50–$75 plus ~$12 per defendant for sheriff service). The Charles City County Sheriff will serve the summons, and the case will be set for the next available 1st or 3rd Wednesday civil docket beginning at noon.
After prevailing at the hearing, if the tenant does not appeal within 10 days or vacate voluntarily, the landlord requests a Writ of Eviction. The Charles City County Sheriff executes the writ, providing the tenant at least 72 hours’ notice before physical removal. End-to-end timeline from notice service to physical eviction: typically four to eight weeks. Virginia’s 2024 HB 1482 emergency hearing provision for unauthorized occupancy applies with 72 hours’ prior written notice.
Self-help eviction is strictly prohibited under Va. Code § 55.1-1245. The rural and informal character of many tenancies in a county this size — where landlords and tenants may know each other personally, where leases are sometimes verbal, and where the courthouse is a long drive for many residents — does not create any exception to this rule. Follow the court process completely. A self-help eviction exposes the landlord to civil damages and a potential lease-reinstatement order.
Tenant Screening in a Small Rural Market
Charles City County’s small size creates a particular dynamic for tenant screening: the pool of applicants is limited, and landlords may feel pressure to rent to applicants who don’t meet standard income or background thresholds rather than leave a unit vacant for an extended period. Resist this pressure. Consistent application of objective screening criteria — minimum income threshold (3x monthly rent), acceptable credit, no disqualifying eviction history, verified employment — protects against problem tenancies regardless of market tightness. In a market with few rental units, a problem tenancy is difficult to resolve quickly, and the loss of rental income during even a short eviction proceeding is magnified relative to a market with more competition.
The primary income sources for Charles City County tenants are Richmond and Henrico County employers (state government, VCU Health and HCA Healthcare systems, financial services), county government and school system positions, and agricultural and timber operations. For Richmond metro workers, verify pay stubs directly from the employer and confirm employment tenure. For agricultural and seasonal workers, request two years of federal tax returns (Schedule F if farming) and cross-reference against bank statements showing deposit patterns consistent with the income claimed. Apply the 3x gross monthly rent income standard consistently across all applicant types.
Maintaining Rental Properties in a Rural, Historically Preserved County
Charles City County’s housing stock is older and rural. Many rental properties are older single-family homes that have not received significant capital investment, and manufactured housing makes up a portion of the rental inventory. The VRLTA habitability standard requires all units to be maintained in a fit and habitable condition, in compliance with applicable building codes, with working heat, plumbing, and electrical systems. The Tidewater climate — humid summers and cold winters, with occasional severe weather from both directions — creates real maintenance demands on aging structures. Heat and air conditioning system reliability, roof integrity, and moisture management are the critical maintenance priorities in this environment. Respond to urgent repair requests within 24–48 hours. Document all maintenance calls and completions in writing. Photograph units at move-in and move-out with signed checklists. In a county where the courthouse is a deliberate and maintained destination, and where property stewardship is culturally valued, landlords who maintain their properties well earn the loyalty of quality long-term tenants.
This guide is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant law is subject to legislative change. Consult a licensed Virginia attorney or contact Central Virginia Legal Aid Society at (804) 649-8261. Charles City Combined District Court: 10780 Courthouse Road, Charles City, VA 23030 — (804) 652-2188. Last updated: March 2026.
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