Colonial Heights City Landlord-Tenant Law

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

Colonial Heights City Rental Market Overview

Colonial Heights sits on the south bank of the Appomattox River directly across from Petersburg, forming part of the Richmond–Petersburg metro corridor along the I-95 spine. With a population of approximately 18,000, it is a solidly middle-class independent city known for its stable neighborhoods, good schools, and relatively affordable housing compared to the northern Richmond suburbs. The city draws renters who work in the broader Richmond metro, at Fort Gregg-Adams (formerly Fort Lee) in Prince George County, or in the manufacturing and distribution corridor along I-95 and US-301. The Southpark Mall commercial district is a regional anchor along US-1.

Year-round rents run $1,050–$1,650/month. The GDC at 550 Boulevard runs civil on all Mondays: General Docket on 1st, 3rd & 5th Mondays at 1:00 p.m.; Contested Docket on 2nd, 4th & 5th Mondays at 1:00 p.m. & 2:30 p.m.; Garnishment Returns on 1st & 3rd Mondays at 12:30 p.m.; Civil Motions on 1st & 3rd Mondays at 2:30 p.m.; Small Claims on 3rd Monday at 2:30 p.m. All continuances are granted by the Judge. Civil trial continuances for trials more than 3 weeks out: contact the Clerk’s office; trials less than 3 weeks out require motion and order only.

Colonial Heights City Ordinances & Local Rules

Last verified: March 2026 · Source: Colonial Heights GDC — 12th 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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Colonial Heights City Virginia Landlord-Tenant Law: Richmond–Petersburg Corridor Independent City Guide

Colonial Heights occupies one of the more strategically located positions among Virginia’s independent cities — just south of the Appomattox River on the I-95 corridor between Richmond and Petersburg, with easy access to both metro areas and to Fort Gregg-Adams in neighboring Prince George County. The city has a reputation for well-maintained neighborhoods, responsive city services, and competitive public schools that attract families who might otherwise look further north toward Chesterfield County. Rental demand is steady rather than speculative, driven by workers in the regional military, government, healthcare, and distribution sectors.

The rental stock skews toward single-family homes and smaller apartment complexes, with modest turnover compared to larger cities. Deposit exposure at 2 months’ rent is meaningful given the city’s mid-range rent structure — a $1,350/month lease means up to $2,700 in deposit at stake. Landlords should document condition thoroughly at move-in and move-out with photos and written checklists to support any itemized deduction claims within the 45-day return window.

Monday Civil Docket — Know Which Monday You’re On

Colonial Heights GDC concentrates all civil matters on Mondays, with different docket types assigned to odd vs. even Mondays of the month. The General Docket — where first-return UD cases are called — runs on the 1st, 3rd, and 5th Mondays at 1:00 p.m. The Contested Docket (trials and motions) runs on the 2nd, 4th, and 5th Mondays at 1:00 p.m. and 2:30 p.m. Months with a 5th Monday get both General and Contested dockets that day. Garnishment Returns are the 1st and 3rd Mondays at 12:30 p.m. (before the general civil call). Small Claims are on the 3rd Monday at 2:30 p.m.

The continuance policy here has a time-sensitive wrinkle: if your trial date is less than 3 weeks away, you cannot simply call the clerk — you need a motion and order. For trials more than 3 weeks out, contact the Clerk’s office directly. Plan ahead and don’t wait until the week before. Colonial Heights GDC: 550 Boulevard — Clerk Chelsea Lythgoe Murrell (804) 520-9346. All 2024 VRLTA updates apply. Central Virginia Legal Aid Society (Petersburg): (804) 862-6100.