Virginia landlord guide — city ordinances, courthouse info & local rules
📍 City GDC: 10455 Armstrong Street, Fairfax, VA 22030 👥 Pop. ~25,000 — Northern Virginia / Fairfax County enclave city ⚖️ 19th Judicial District — civil/UD filed at Fairfax County GDC 🏛 I-66 / US-50 — NoVA inner suburb — George Mason University
Fairfax City is a compact independent city of approximately 25,000 residents surrounded on all sides by Fairfax County, making it a true geographic enclave. Despite its small footprint, the city packs considerable economic activity: it is home to George Mason University (GMU) — Virginia’s largest public university by enrollment — and sits along major commuter corridors including I-66, US-50, and the Vienna/Fairfax Metro station nearby. The city’s historic downtown, Old Town Fairfax, anchors a walkable core with restaurants, retail, and proximity to regional government offices and Inova Fair Oaks Hospital.
Year-round rents run $1,700–$2,600/month. Critical note for landlords: Fairfax City’s own GDC at 10455 Armstrong Street handles only criminal, traffic, and city ordinance matters — civil cases (including UD/eviction), small claims, and preliminary hearings are heard at the Fairfax County General District Court at 4110 Chain Bridge Road. Landlords filing UD actions for Fairfax City properties must file at the Fairfax County GDC. Continuances at the city court: traffic first by Clerk; other cases by Judge; DWI by Judge; accident cases by prosecutor.
📊 Quick Stats
City GDC (Criminal/Traffic Only)
10455 Armstrong Street, Suite 101, Fairfax, VA 22030
UD/Civil Filed At
Fairfax County GDC — 4110 Chain Bridge Road, Fairfax, VA 22030
Population
~25,000 (2025 est.) — NoVA enclave city; GMU university town
Region
Northern Virginia — I-66 / US-50 corridor — Fairfax County enclave
Key Areas
Old Town Fairfax, George Mason University, Vienna Metro adjacent, Inova Fair Oaks area
Major Employers
George Mason University (GMU), Inova Fair Oaks Hospital, federal gov. / contractors, NoVA tech sector, city gov.
Typical Rent Range
$1,700–$2,600/mo
City GDC Clerk
Jessica Page Beach — (703) 385-7866
⚡ Eviction At-a-Glance
Nonpayment Notice
5-Day Pay or Quit
Where to File UD
Fairfax County GDC — 4110 Chain Bridge Road, Fairfax
Fairfax County Civil
See Fairfax County GDC page for docket details
City GDC Civil
City GDC does NOT hear civil/UD/small claims
City GDC Hours
Mon–Fri 8:30 a.m.–4:30 p.m.
GMU Student Leases
Require co-signer; verify enrollment & academic year
Security Deposit Return
45 days after termination
Statute
Va. Code Ann. §§ 55.1-1200 et seq.
Fairfax City Ordinances & Local Rules
Topic
Rule / Notes
Rental Licensing
Fairfax City requires a Business License for rental property through the Commissioner of the Revenue (703-385-7880). The city enforces property maintenance and inspections through its Code Compliance division. Confirm current requirements at fairfaxva.gov before renting.
Rent Control
None (Va. Code § 55.1-1322).
Security Deposit
Capped at 2 months’ rent (Va. Code § 55.1-1226). Return within 45 days with written itemization. At Fairfax City rents, deposits of $3,400–$5,200 at stake.
Fee Disclosure (2024)
Va. Code § 55.1-1204.1 — all charges on first page of lease.
Fairfax City GDC — 19th Judicial District
City Hall, Room 101, 10455 Armstrong Street, Suite 101, Fairfax, VA 22030. Clerk: Jessica Page Beach. Phone: (703) 385-7866. FAX: (703) 352-3195. Email: fairfaxcitygd@vacourts.gov. Office Hours: Mon–Fri 8:30 a.m.–4:30 p.m. Local website: fairfaxva.gov/Government/Courts. GDC Judges (19th District): Hon. Michael Joseph Holleran (Chief Judge), Hon. Robert V. Bryan Jr., Hon. Susan Friedlander Earman (Presiding), Hon. Andrew Todd Elders, Hon. Tamika D. Jones, Hon. Vanessa R. Jordan, Hon. John A. Kassabian, Hon. Gary H. Moliken (Presiding), Hon. Anthony H. Nourse, Hon. Raymond Joseph Obregon, Hon. Tina L. Snee (Presiding), Hon. Todd M. Zinicola.
Civil UD Filing Location — CRITICAL
Fairfax City’s own GDC at 10455 Armstrong Street does NOT handle civil cases, UD/eviction filings, small claims, or preliminary hearings. These are all heard at the Fairfax County General District Court, 4110 Chain Bridge Road, Fairfax, VA 22030. Landlords with properties within Fairfax City limits must file UD actions at the County GDC. The City GDC handles only criminal misdemeanors, traffic cases, and city ordinance violations (Tues. & Thurs. at 9:30 a.m.).
Continuance Policy (City GDC)
Traffic: first continuance by Clerk; other cases by Judge; DWI by Judge; accident cases by prosecutor. For civil/UD continuance policy, refer to Fairfax County GDC rules.
GMU Student Housing
George Mason University enrollment (~40,000 students) drives significant student rental demand in and around Fairfax City. Require parental or creditworthy co-signer for student tenants. Verify full-time enrollment status and academic year dates. Off-campus leases should specify occupancy limits and noise policies consistent with city ordinances.
Entry Notice
Minimum 72 hours’ advance written notice (2024 VRLTA update).
Late Fees
Capped at 10% of monthly rent. At $2,150/month, max late fee = $215.
Legal Aid
Legal Services of Northern Virginia: (703) 778-6800. Virginia Lawyer Referral: (800) 552-7977. City GDC: (703) 385-7866. City Hall: (703) 385-7855. DHCD: dhcd.virginia.gov.
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.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the General District Court. Pay the filing fee (~$58).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
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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tenant screening in Virginia —
including background checks, credit history, income verification, and rental references — is one of the most
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏠 Screening Tips
GMU students: require co-signer; verify enrollment and academic year. Federal employees and contractors: strong W-2; apply 3x monthly rent. Inova healthcare staff: reliable income. Tech sector: verify offer letter for new hires. File UD at Fairfax County GDC (4110 Chain Bridge Road) — NOT at Fairfax City GDC. City GDC handles criminal/traffic only.
Fairfax City Virginia Landlord-Tenant Law: George Mason University, Old Town & Northern Virginia Independent City Guide
Fairfax City is a densely situated independent city entirely surrounded by Fairfax County — a legal and geographic anomaly common among Virginia’s independent cities but particularly striking here given Fairfax County’s massive size and economic footprint. Despite being encircled by one of the wealthiest counties in the United States, Fairfax City maintains completely independent governance, courts, schools, and public services. Its rental market is closely linked to George Mason University, whose sprawling main campus abuts the city, producing consistent demand for off-campus housing from students, graduate students, faculty, and research staff. The city’s Old Town Fairfax historic district, while compact, draws professionals and couples seeking a walkable downtown option within easy reach of Vienna Metro and I-66.
The Most Important Fact for Landlords: Civil Cases Go to the County Court
This is the single most operationally important fact for Fairfax City landlords: the City’s own General District Court at 10455 Armstrong Street does not handle civil matters. All civil cases — including unlawful detainer evictions, warrants in debt, garnishments, small claims, and preliminary hearings — for properties within Fairfax City limits are heard at the Fairfax County General District Court at 4110 Chain Bridge Road. Filing a UD at the wrong courthouse is a procedural error that wastes time and costs money. Confirm your property’s jurisdiction before filing, and note the County GDC’s civil docket schedule and fees on their page.
The rental deposit stakes are significant in Fairfax City: at $2,150/month, a landlord holds up to $4,300 in security deposit, and the 45-day return window with itemized deductions must be scrupulously followed to avoid liability under Va. Code § 55.1-1226. GMU student leases warrant particular attention to co-signer documentation and occupancy limits. Fairfax City GDC (criminal/traffic): 10455 Armstrong Street — Clerk Jessica Page Beach (703) 385-7866. Civil filings: Fairfax County GDC, 4110 Chain Bridge Road — (703) 246-3590. Legal Services of Northern Virginia: (703) 778-6800.
⚠️ Legal Disclaimer: General informational purposes only. FILE UD AT FAIRFAX COUNTY GDC (4110 Chain Bridge Road) — NOT at Fairfax City GDC. City GDC handles criminal/traffic only. GMU student co-signers required. City GDC: 10455 Armstrong Street — (703) 385-7866. County GDC Civil: (703) 246-3590. Legal Services of Northern Virginia: (703) 778-6800. Last updated: March 2026.
