Giles County is a scenic, mountainous jurisdiction in the New River Valley region of southwest Virginia, bordered by Montgomery, Craig, Bland, Mercer (WV), and Summers (WV) counties. With approximately 17,000 residents, Giles is known throughout the region for the dramatic New River Gorge landscape, including the cascades at Cascade Falls, the New River Trail State Park, and the outdoor recreation economy that has grown around these natural assets. The county seat is Pearisburg, located on Route 460 along the New River, with smaller communities at Narrows, Pembroke, and Rich Creek scattered along the river valley. Giles County is a bedroom community for the Virginia Tech and Radford University economy in adjacent Montgomery County, about 30–40 minutes east via Route 460.
The rental market in Giles County is modest and affordably priced. Single-family homes rent for $800–$1,200 per month. The tenant base includes local government and school workers, Virginia Tech-connected households who prefer the lower cost and scenic character of Giles over Blacksburg, outdoor recreation and tourism workers, and some retirees. The GDC at 120 North Main Street in Pearisburg is the filing court for all Giles County evictions, with a notably landlord-accessible civil docket: Unlawful Detainers are heard on the 1st and 3rd Fridays at specific dedicated time slots.
📊 Quick Stats
County Seat / Court
Pearisburg, 120 N. Main St., Suite 1
Population
~17,000 (2025 est.)
Region
New River Valley — Appalachian Southwest Virginia
Key Communities
Pearisburg (seat), Narrows, Pembroke, Rich Creek, Glen Lyn
Major Employers
Giles County gov. & schools, Carilion Giles Community Hospital, Virginia Tech (commuters), outdoor recreation/tourism, Celanese (Narrows area)
No county-level rental registration or landlord license required. Virginia has no statewide landlord licensing statute. Giles County Building & Zoning (540-921-2510) handles permits for new construction or major renovations. Towns of Pearisburg, Narrows, Pembroke, Rich Creek, and Glen Lyn may have separate municipal requirements for properties within town limits.
Rent Control
None. Virginia law prohibits local rent control (Va. Code § 55.1-1322). Giles County rents are affordable, reflecting the rural mountain market and limited amenity base relative to neighboring Montgomery County.
Security Deposit
Capped at 2 months’ rent (Va. Code § 55.1-1226). Must be returned with written itemization within 45 days. At Giles rents, deposits run $800–$1,200. Document property conditions at move-in and move-out.
Fee Disclosure (2024)
Va. Code § 55.1-1204.1 requires all charges on the first page of the lease. No undisclosed fees may be charged.
Giles County GDC — 27th Judicial District
Address: 120 North Main Street, Suite 1, Pearisburg, VA 24134. Clerk: Yvette M. Pennington. Phone: (540) 921-3533. Fax: (540) 921-3752. Office Hours: Mon–Fri 8:00 a.m.–4:00 p.m. GDC Judges: Hon. Gerald Eugene Mabe II (Chief Judge), Hon. J. D. Bolt, Hon. Erin J. DeHart, Hon. Randal J. Duncan, Hon. Gino W. Williams (Presiding). The 27th District covers Giles, Floyd, Montgomery, and Pulaski counties, plus the Cities of Radford and Galax. Circuit Court: P.O. Box 502, 501 Wenonah Avenue, Pearisburg, VA 24134 (540) 921-1722.
Civil UD Docket — 1st & 3rd Fridays
Unlawful Detainer returns are heard on the 1st and 3rd Fridays at two specific time slots: 9:30 a.m. (Uncontested Civil First Return & pro se) and 10:00 a.m. (attorneys). Small Claims also runs 1st & 3rd Fridays at 9:00 a.m. Contested Civil Trials are at 11:00 a.m. and 1:00 p.m. on the same dates. Civil Garnishments run 1st & 3rd Fridays at 1:00 p.m. Criminal and traffic matters are handled on Tuesdays. With bi-weekly Friday civil hearings, Giles offers landlords a predictable and accessible UD schedule. File promptly to land on the next 1st or 3rd Friday civil slot.
Continuance Policy
First continuance may be granted by either Clerk or Judge; subsequent continuances granted by Judge only. This is a relatively landlord-friendly policy — the first continuance flexibility (Clerk or Judge) makes initial scheduling adjustments easier. With bi-weekly civil Fridays, however, even a first continuance delays proceedings by approximately two weeks.
Landlord Entry Notice
Minimum 72 hours’ advance written notice before non-emergency entry (2024 VRLTA update).
Late Fees
Capped at 10% of monthly rent or 10% of balance due. Must be in the lease. At $1,000/month, maximum late fee is $100/month.
Self-Help Eviction
Strictly prohibited under Va. Code § 55.1-1245. Follow the court process through the 1st & 3rd Friday civil docket.
Legal Aid / Resources
Blue Ridge Legal Services (serving Giles and surrounding counties): (540) 343-0010. Virginia Lawyer Referral Service: (800) 552-7977. Giles County GDC Clerk: (540) 921-3533. Giles County Admin: (540) 921-2510. DHCD Handbook: 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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Select your state, eviction reason, and the date you plan to serve notice. We'll calculate your earliest filing date and key milestones.
⚠️ 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
🏠 Communities & Screening Tips
Key communities: Pearisburg (county seat, most rental activity, hospital, courthouse), Narrows (US-460 corridor, industrial history, Celanese plant area), Pembroke (VA-623 corridor near Craig County line), Rich Creek (southern county, along New River), Glen Lyn (southernmost, WV border area).
Tenant profile: Giles County draws healthcare workers from Carilion Giles Community Hospital, county and school employees, Virginia Tech commuters, outdoor recreation workers (New River Trail, camping, kayaking industry), and some retirees. The Celanese chemical plant in the Narrows area historically provided industrial employment — current plant status should be verified. Apply 3x monthly income threshold. Verify employment for all primary earners.
Flood awareness: Properties near the New River valley floor may be in FEMA-mapped flood zones. Disclose flood zone status and verify flood insurance requirements before renting.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Giles County Virginia Landlord-Tenant Law: A Guide for Property Owners in the New River Valley
Giles County occupies a narrow, dramatically scenic valley carved by the New River along Virginia’s western edge, bordering West Virginia at its southern tip. With approximately 17,000 residents concentrated in the towns of Pearisburg, Narrows, Pembroke, Rich Creek, and Glen Lyn along the Route 460 and New River corridors, it is a county whose geography — steep mountains flanking a narrow valley floor — has shaped both its character and its rental market. The county’s proximity to the Virginia Tech and Radford University economy in Montgomery County makes it a legitimate bedroom-community option for households who prioritize lower costs and mountain scenery over short commutes. The New River Trail State Park and the outstanding outdoor recreation along the New River have attracted a steady trickle of outdoor-oriented in-migrants in recent years.
Giles County General District Court operates from 120 North Main Street, Suite 1, in Pearisburg, and features one of the most clearly structured civil dockets in rural Virginia: Unlawful Detainers are heard at dedicated time slots on the 1st and 3rd Fridays of each month, with separate queues for pro se landlords (9:30 a.m.) and attorney-represented parties (10:00 a.m.). This bi-weekly Friday civil structure gives Giles County landlords predictable, accessible hearing dates, with a first continuance available from either the Clerk or the Judge and subsequent continuances requiring a judge. Filing promptly after the notice period expires can secure a hearing within two to four weeks. The 2024 VRLTA amendments apply in full: 72-hour entry notice, fee disclosure on the lease first page, late fees capped at 10% of monthly rent, security deposits capped at two months’ rent with 45-day return, and the HB 1482 emergency occupancy pathway. Self-help eviction is prohibited under Va. Code § 55.1-1245. Blue Ridge Legal Services serves Giles County tenants at (540) 343-0010.
This guide is for general informational purposes only and does not constitute legal advice. Consult a licensed Virginia attorney or Blue Ridge Legal Services at (540) 343-0010. Giles County General District Court: 120 N. Main Street, Suite 1, Pearisburg, VA 24134 — (540) 921-3533. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant law is subject to change. Consult a licensed Virginia attorney or contact Giles County General District Court at 120 N. Main Street, Suite 1, Pearisburg, VA 24134 — (540) 921-3533. Blue Ridge Legal Services: (540) 343-0010. Last updated: March 2026.
