Virginia landlord guide — county ordinances, courthouse info & local rules
📍 County Seat: Monterey — 165 W. Main St. 👥 Pop. ~2,400 — Virginia’s Least Populous County ⚖️ 25th Judicial District GDC 🏛 Allegheny Highlands — Virginia’s Switzerland
Highland County holds the distinction of being Virginia’s least populous county, with approximately 2,400 residents spread across a vast, high-elevation landscape on Virginia’s western border with West Virginia. Known informally as “Virginia’s Switzerland” for its rolling mountain pastures and dramatic Allegheny scenery, Highland County is dominated by family farms, working forests, and the famous Highland maple sugar festival. The county seat of Monterey sits at over 2,900 feet elevation on US-250, which serves as the county’s primary artery connecting to Staunton to the east and Elkins, WV to the west. Warm Springs in adjacent Bath County is the nearest larger town.
The rental market in Highland County is among Virginia’s smallest by volume and lowest by price. A handful of year-round residential rentals exist in Monterey and the rural countryside, renting for $600–$850 per month. Vacation and seasonal rentals for hunting, fly-fishing, and agritourism guests make up an additional portion of the market, though these arrangements typically fall outside VRLTA’s scope when properly structured as short-term rentals. The GDC in Monterey is the most rural and lowest-volume civil court in Virginia — civil hearings run on only the 1st and 3rd Wednesdays at 1:40 p.m., making it essential to file the moment the notice period expires. Court cancellation information is confirmed through the Highland County Sheriff’s Office at (540) 468-2210.
📊 Quick Stats
County Seat / Court
Monterey, 165 West Main St. / P.O. Box 88
Population
~2,400 (Virginia’s least populous county)
Region
Allegheny Highlands — Extreme NW Virginia / WV Border
Key Communities
Monterey (seat), Blue Grass, McDowell, Hightown
Major Employers
Highland County gov. & schools, agriculture/farming, Dominion Energy (Bath area), hunting/fishing tourism, maple syrup industry
1st by Clerk if requested in advance; subsequent by Judge
Eviction Timeline
6–10 weeks typical (bi-weekly Wednesday civil)
Security Deposit Return
45 days after termination
Statute
Va. Code Ann. §§ 55.1-1200 et seq.
Highland 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. Highland County Building & Zoning (540-468-2468) handles permits. The clerk can also be reached by email at vking@vacourts.gov. For weather-related court cancellations, contact Highland County Sheriff’s Office at (540) 468-2210 before traveling to court.
Rent Control
None. Virginia law prohibits local rent control (Va. Code § 55.1-1322).
Security Deposit
Capped at 2 months’ rent (Va. Code § 55.1-1226). Must be returned with itemization within 45 days. At Highland rents, deposits run $600–$850. Document property conditions at move-in, including well and septic condition for properties with private water/sewer.
Fee Disclosure (2024)
Va. Code § 55.1-1204.1 requires all charges on the first page of the lease. Rural properties in Highland frequently have non-standard arrangements (propane heat, firewood, well/septic) — disclose all terms upfront.
Highland Combined Court — 25th Judicial District
Address: 165 West Main Street, P.O. Box 88, Monterey, VA 24465. Clerk: Victoria L. King. Phone: (540) 468-2445. Fax: (540) 468-3449. Email: vking@vacourts.gov. Office Hours: Mon–Fri 8:30 a.m.–4:30 p.m. GDC Judges (25th District, shared with Bath County): Hon. Christopher M. Billias (Chief), Hon. Robin J. Mayer, Hon. Rupen R. Shah, Hon. David Browning Spigle. Circuit Court Clerk: Hon. Judy W. Hupman, jhupman@vacourts.gov. Inclement weather policy: To confirm court cancellation, contact Highland County Sheriff’s Office at (540) 468-2210 before traveling to Monterey.
Civil Docket — 1st & 3rd Wednesdays at 1:40 p.m.
Civil cases are heard on the 1st and 3rd Wednesdays of each month at 1:40 p.m. Traffic & Criminal are at 1:30 p.m., Contested at 1:35 p.m., and Civil at 1:40 p.m. on those same dates. J&DR matters run on 4th Wednesdays. This bi-weekly civil schedule — just twice per month — makes filing promptly after the notice period expires critical. A missed date or continuance costs two weeks. File the day your notice period expires. Verify the next available 1st or 3rd Wednesday with the Clerk at (540) 468-2445 and confirm the date is not affected by weather or holidays.
Continuance Policy
First continuance granted by Clerk if requested in advance. Subsequent continuances granted by Judge. The advance-request requirement means you cannot arrive at the 1:40 p.m. civil docket and request a first continuance verbally — contact the Clerk before the court date to request it.
Landlord Entry Notice
Minimum 72 hours’ advance written notice before non-emergency entry (2024 VRLTA update). In a rural county where the landlord and tenant may know each other personally, written notice creates the necessary documentary record regardless of the informal relationship.
Late Fees
Capped at 10% of monthly rent. At $700/month, maximum late fee is $70/month.
Legal Aid / Resources
Blue Ridge Legal Services (serving Highland and surrounding counties): (540) 343-0010 or toll-free (800) 237-0111. Virginia Lawyer Referral Service: (800) 552-7977. Highland Combined Court Clerk: (540) 468-2445. Highland County Admin: (540) 468-2447. 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: Monterey (county seat, US-250, most services), Blue Grass (western valley, farming community, Virginia’s famous maple sugar area), McDowell (southern county, US-250 corridor), Hightown (central, highest elevation area).
Tiny market, extreme diligence required: With fewer than 2,500 residents, Highland County’s rental market is essentially a handful of individual properties. Every tenant relationship is intensely personal in a community this small. Apply 3x monthly income and verify stable employment. Agricultural workers may have seasonal income — verify year-round income stability. The 1st & 3rd Wednesday civil docket is bi-weekly; file immediately after the notice period expires. Check with the Sheriff’s office (540-468-2210) on the day of any court appearance to confirm no weather-related cancellation.
Mountain winters: Highland County experiences serious mountain winter weather — both court and travel may be disrupted. Factor this into lease terms for heat source responsibilities and winter property access.
Background checks, eviction history, credit reports — get the full picture.
Highland County Virginia Landlord-Tenant Law: A Guide for Property Owners in Virginia’s Allegheny Highlands
Highland County is Virginia’s smallest county by population — approximately 2,400 residents in a landscape of high mountain valleys, working farms, maple sugar orchards, and some of the most dramatic upland scenery in the eastern United States. Sitting astride the Allegheny Mountains at elevations approaching and exceeding 4,000 feet on its highest ridges, the county experiences genuine mountain climate: cold winters, heavy snowfall, and short growing seasons. Monterey, the county seat, is a small town of around 200 people on US-250, serving as the civic hub for a county where the next nearest service center (Staunton) is over an hour away.
Highland Combined General and JDR District Court, 25th Judicial District, operates from 165 West Main Street (P.O. Box 88) in Monterey. Clerk Victoria L. King is reachable at (540) 468-2445, fax (540) 468-3449, and email vking@vacourts.gov. Office hours are 8:30 a.m. to 4:30 p.m. Civil matters are heard on the 1st and 3rd Wednesdays at 1:40 p.m., following criminal at 1:30 p.m. and contested at 1:35 p.m. This bi-weekly civil schedule — just twice per month — is Highland County’s most important operational fact for any landlord. File the day the notice period expires. A missed date costs two weeks. The first continuance may be granted by the Clerk if requested in advance — contact the Clerk before the court date, not the day of. Subsequent continuances require a Judge. Weather cancellations are confirmed through the Highland County Sheriff’s Office at (540) 468-2210. For rural mountain properties, document well and septic condition at move-in, clarify heat source responsibilities explicitly, and ensure the lease covers propane or woodstove arrangements. All 2024 VRLTA updates apply: 72-hour entry notice, fee disclosure, late fee cap 10%, deposit cap 2 months’ rent with 45-day return, self-help eviction prohibited. Blue Ridge Legal Services serves Highland 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. Highland Combined Court: 165 West Main Street, Monterey, VA 24465 — (540) 468-2445. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is for general informational purposes only and does not constitute legal advice. Consult a licensed Virginia attorney or Highland Combined Court at 165 West Main Street, Monterey, VA 24465 — (540) 468-2445. Blue Ridge Legal Services: (540) 343-0010. For court cancellations call Highland County Sheriff: (540) 468-2210. Last updated: March 2026.
