Virginia landlord guide — county ordinances, courthouse info & local rules
📍 Court at Emporia (independent city — shared court) 👥 Pop. ~12,000 — Southside Virginia / I-95 Corridor ⚖️ 6th Judicial District GDC (shared with Emporia) ⚠ Emporia is an independent city — separate jurisdiction, shared court location
Greensville County is a small, rural Southside Virginia county of approximately 12,000 people, strategically located along I-95 south of Richmond near the North Carolina border. The county wraps around the independent City of Emporia — the region’s commercial hub and the county seat in practice for shared services, though technically Emporia is a legally separate jurisdiction. Greensville and Emporia share the 6th Judicial District Combined Court at 315 South Main Street in Emporia, which handles both county and city filings while maintaining separate legal dockets. Greensville County’s economy is anchored by timber and agriculture, the Greensville Correctional Center (one of Virginia’s largest state prisons, a major employer), regional distribution and trucking along the I-95 corridor, and retail and healthcare services centered in Emporia.
The rental market is affordable and modest: single-family homes rent for $750–$1,100 per month, among the most affordable in Virginia. The tenant base includes corrections officers, county and city government employees, I-95 logistics and trucking workers, agricultural sector employees, and retail/service workers. One critical procedural note: continuance requests at this court must be faxed — the court’s published policy states explicitly that continuance requests must NOT be emailed. This is an unusual and important local rule that every landlord must know before filing.
📊 Quick Stats
Court Location
315 S. Main Street, Emporia, VA 23847
Population
~12,000 (2025 est.)
Region
Southside Virginia — I-95 Corridor, NC Border
Key Communities
Greensville Courthouse, Skippers, Jarratt, Emporia (adjacent, separate city)
FAX ONLY — do NOT email. 1st by Clerk; subsequent by Judge
Court Fax
(434) 634-0049
Eviction Timeline
4–7 weeks typical (weekly Thursday civil)
Security Deposit Return
45 days after termination
Statute
Va. Code Ann. §§ 55.1-1200 et seq.
Greensville County Ordinances & Local Rules
Topic
Rule / Notes
Rental Licensing
No county-level rental registration or landlord license required. Virginia has no statewide landlord licensing statute. Greensville County Building & Zoning (434-348-4222) handles permits. The City of Emporia has separate municipal codes applicable to properties within city limits.
Rent Control
None. Virginia law prohibits local rent control (Va. Code § 55.1-1322). Greensville County rents are among the most affordable in Virginia.
Security Deposit
Capped at 2 months’ rent (Va. Code § 55.1-1226). Must be returned with written itemization within 45 days. At Greensville rents, deposits run $750–$1,100. Document property condition thoroughly 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. All fees must be disclosed upfront — no undisclosed charges.
Greensville/Emporia Combined Court — 6th Judicial District
Address: 315 South Main Street, Emporia, VA 23847. Clerk: Janell Monique Wilson. Phone: (434) 634-5400. Fax: (434) 634-0049. Office Hours: Mon–Fri 8:00 a.m.–4:00 p.m. GDC Judges: Hon. Peter D. Eliades (Chief), Hon. Elbert D. Mumphery, Hon. William S. Newsome, Hon. Lyndia P. Ramsey, Hon. Patricia T. Watson. Greensville County and the City of Emporia share this court but are separate legal jurisdictions — confirm jurisdiction before filing. Emporia is an independent city; Greensville County properties file as county cases; Emporia city properties file as city cases.
Civil Docket (Greensville GDC) — Every Thursday
Greensville County civil matters are heard every Thursday. Civil (Unlawful Detainers and other civil first returns): 11:00 a.m. Contested Civil: 1:00 p.m. Thursday also includes advisements at 8:30 a.m. With weekly Thursday civil hearings, Greensville County offers accessible UD scheduling. File promptly after the notice period expires to secure the next available Thursday. Note: the Emporia GDC civil docket runs on a different day (Thursdays at 10:00 a.m. and 10:30 a.m. for Emporia-jurisdiction cases) — verify your case is filed under the correct jurisdiction.
Continuance Policy — FAX ONLY, NO EMAIL
CRITICAL LOCAL RULE: The court’s published policy states “DO NOT EMAIL CONTINUANCE REQUESTS. ALL CONTINUANCE REQUESTS ARE TO BE FAXED.” Fax continuance requests to (434) 634-0049. Do not send by email — email requests will not be processed. First continuance is granted by Clerk; all subsequent continuances require Judge approval. If you need a continuance, fax it to (434) 634-0049 in advance of the scheduled hearing.
Emporia City Jurisdiction Note
The City of Emporia is an independent city and a legally separate jurisdiction from Greensville County. Properties with Emporia mailing addresses are in Emporia City — not Greensville County. Verify jurisdiction before filing. Emporia City evictions are filed as city cases with their own docket slots.
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 $900/month, maximum late fee is $90/month.
Legal Aid / Resources
Legal Aid Society of Eastern Virginia — Emporia office (serving Greensville): (434) 634-0269 or main (757) 627-5423. Virginia Lawyer Referral Service: (800) 552-7977. Greensville/Emporia Combined Court Clerk: (434) 634-5400. Greensville County Admin: (434) 348-4222. 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.
🔍 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.
Ready to File?
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AI-generated, state-specific eviction notices, pay-or-quit letters, lease termination documents, and more — pre-filled with your tenant's information and built to Virginia requirements.
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: Greensville Courthouse (county seat, Route 301/58 corridor), Skippers (southeastern, I-95 adjacent), Jarratt (eastern county, Route 301 corridor near Sussex County line), Emporia (adjacent independent city, separate jurisdiction, most commercial services).
Corrections and logistics tenant base: Greensville Correctional Center is one of the county’s largest employers, with corrections officers, administrative staff, and healthcare workers. This workforce tends to be stable with government employment verification available. I-95 corridor logistics and trucking workers (CDL-holders) are common — verify employment stability and check for geographic tenure at the same address. Apply 3x monthly income threshold consistently.
FAX continuances: If you ever need a continuance at this court, fax (434) 634-0049 — do not email.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Greensville County Virginia Landlord-Tenant Law: A Guide for Property Owners in Southside Virginia’s I-95 Corridor
Greensville County is a small, largely rural Southside Virginia county positioned at one of the state’s most strategically located I-95 interchange areas, just north of the North Carolina border. With approximately 12,000 residents and among the most affordable rents in Virginia ($750–$1,100 per month for single-family homes), it represents one of the Commonwealth’s more accessible entry points for landlord investment — low acquisition costs relative to the Richmond and Hampton Roads markets, a stable corrections and government employment base, and a court system with weekly Thursday civil hearings. Understanding a few critical local procedures, however, is essential before filing any eviction.
Greensville County Combined General and JDR District Court, 6th Judicial District, is located at 315 South Main Street, Emporia, VA 23847. Clerk Janell Monique Wilson can be reached at (434) 634-5400, fax (434) 634-0049. Office hours are Monday through Friday, 8:00 a.m. to 4:00 p.m. Civil matters for Greensville County properties are heard every Thursday: Civil (including UD) at 11:00 a.m.; Contested Civil at 1:00 p.m. Fridays are reserved for protracted criminal matters and contested civil as needed. With weekly Thursday civil hearings, filing promptly after the notice period expires produces hearing dates within three to five weeks.
The single most important local procedural rule: the court’s published policy states explicitly: “DO NOT EMAIL CONTINUANCE REQUESTS. ALL CONTINUANCE REQUESTS ARE TO BE FAXED.” If you need a continuance, fax it to (434) 634-0049. Do not email. This is a binding local rule, and email requests are not processed. The first continuance may be granted by the Clerk; all subsequent continuances require a Judge. Greensville County is also a jurisdictional complexity area: the City of Emporia is an independent city sharing the court building but maintaining a completely separate legal jurisdiction. Confirm whether your property is in Greensville County or Emporia City before filing — the consequences of filing in the wrong jurisdiction require refiling and restarting the process.
All VRLTA 2024 updates apply: 72-hour entry notice, fee disclosure on the first lease page, late fees capped at 10% of monthly rent, security deposits capped at two months’ rent with 45-day return, and self-help eviction prohibited under Va. Code § 55.1-1245. Legal Aid Society of Eastern Virginia serves Greensville County tenants at (434) 634-0269.
This guide is for general informational purposes only and does not constitute legal advice. Consult a licensed Virginia attorney or Legal Aid Society of Eastern Virginia at (434) 634-0269. Greensville County Combined District Court: 315 South Main Street, Emporia, VA 23847 — (434) 634-5400. Fax: (434) 634-0049 (continuances by FAX ONLY). 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 Greensville County Combined District Court at 315 South Main Street, Emporia, VA 23847 — (434) 634-5400. Fax: (434) 634-0049. Continuance requests must be faxed — do not email. Legal Aid Society of Eastern Virginia: (434) 634-0269. Last updated: March 2026.
