Virginia landlord guide — city ordinances, courthouse info & local rules
📍 GDC: 20 South Randolph Street, Suite 200, Lexington, VA 24450 👥 Pop. ~7,400 — Shenandoah Valley — VMI & W&L university city ⚖️ 25th Judicial District GDC (Lexington/Rockbridge) 🏛 I-81 / US-11 — Maury River — Rockbridge County adjacent
Lexington is one of Virginia’s smallest and most historically distinctive independent cities, home to roughly 7,400 residents and the shared campuses of Virginia Military Institute (VMI) and Washington and Lee University (W&L). Surrounded by Rockbridge County in the southern Shenandoah Valley along the Maury River, Lexington punches well above its weight in terms of national reputation — its two institutions, both of national significance, anchor the city’s economy and dominate its rental demand. The cadet corps at VMI and the student body at W&L together represent a substantial fraction of the city’s population, creating a rental market that cycles with the academic year. Beyond students, the city’s tenant base includes university faculty and staff, local government employees, healthcare workers, and a modest but growing number of remote workers drawn by the area’s natural beauty and quality of life.
Typical rents range from $800–$1,400/month. The Lexington/Rockbridge GDC shares a courthouse at 20 South Randolph Street with the JDR court. Civil UD contested matters: 2nd & 4th Thursdays at 9:00 a.m. Civil first returns (attorney-filed): 2nd & 4th Mondays at 1:30 p.m. Regular first returns: 2nd & 4th Mondays at 2:00 p.m. Continuance requests must be made at least 5 days before the scheduled court date.
📊 Quick Stats
GDC Location
20 South Randolph Street, Suite 200, Lexington, VA 24450
Population
~7,400 (2025 est.) — VMI & W&L university city / Shenandoah Valley
Region
Shenandoah Valley — Rockbridge County adjacent — Maury River corridor
Key Areas
VMI campus area, W&L campus area, Historic Downtown, Maury River corridor, US-11 commercial zone
Major Employers
Virginia Military Institute, Washington and Lee University, Rockbridge County schools/gov., healthcare, hospitality
Verify current business license and rental registration requirements with the City of Lexington Commissioner of the Revenue. The city enforces property maintenance and zoning standards through City Hall. Confirm rental inspection requirements before placing tenants, particularly in historic district properties near VMI or W&L where preservation standards may apply.
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 Lexington rents, deposits of $1,600–$2,800 are typical. Student and cadet-adjacent rentals carry higher turnover risk — thorough move-in/out documentation is essential.
Fee Disclosure (2024)
Va. Code § 55.1-1204.1 — all charges on first page of lease.
Lexington/Rockbridge GDC — 25th Judicial District
Address: 20 South Randolph Street, Suite 200, Lexington, VA 24450. Clerk: Jacqueline Cummins Miller. Phone: (540) 463-3631. FAX: (540) 463-4213. Office Hours: Mon–Fri 8:00 a.m.–4:00 p.m. GDC Judges (25th District): Hon. Christopher M. Billias (Chief Judge), Hon. Robin J. Mayer, Hon. Rupen R. Shah, Hon. David Browning Spigle. Note: This court serves both Lexington City and Rockbridge County. Proper attire required: no shorts, halter/tank tops, flip-flops, t-shirts, or hats. No food, drinks, gum, or cell phones in courtroom.
Civil UD Docket
Contested civil (including UD trials): 2nd & 4th Thursdays, 9:00 a.m.–12:00 p.m. and 2:00–4:00 p.m. Attorney-filed 1st returns: 2nd & 4th Mondays at 1:30 p.m. Regular 1st returns: 2nd & 4th Mondays at 2:00 p.m. Small Claims & Garnishments: 2nd & 4th Mondays at 3:00 p.m. Show Cause Docket: 1st & 3rd Mondays at 2:00 p.m. Criminal trials: every Mon., Wed., and Fri. at 8:30 a.m. (uncontested) / 9:00 a.m. (contested).
Continuance Policy
Continuance requests must be made at least 5 days before the scheduled court date. Contact the Clerk at (540) 463-3631 well in advance of any hearing.
Entry Notice
Minimum 72 hours’ advance written notice (2024 VRLTA update).
Late Fees
Capped at 10% of monthly rent. At $1,000/month, max late fee = $100.
Legal Aid
Blue Ridge Legal Services: (540) 433-1830. Virginia Lawyer Referral: (800) 552-7977. Court: (540) 463-3631. City Hall: (540) 462-3700. 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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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.
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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
Student/cadet applicants: always require a parent or guardian co-signer meeting 3x monthly rent; VMI cadets live on post in many cases — confirm off-post housing authorization. W&L students: confirm enrollment and guarantor. Faculty and university staff are the most reliable long-term tenant profile. Civil UD contested: 2nd & 4th Thursdays. Continuances must be requested 5 days in advance.
Lexington City Virginia Landlord-Tenant Law: Two Institutions, One Small City, and What Every Landlord Should Understand
Few Virginia cities carry as much institutional weight per square mile as Lexington. Virginia Military Institute and Washington and Lee University together define the character of a city that might otherwise be a quiet Rockbridge County crossroads — both in its economy, its culture, and its rental market. The academic calendar largely drives tenancy cycles, and a significant portion of the rental stock near both campuses turns over in late spring as students graduate or transfer. For landlords, this means June and August are peak leasing months, and properties left vacant between academic years need active marketing well before the end of spring semester.
VMI cadets present a unique consideration: the corps of cadets is a residential military program, meaning most cadets live on-post in barracks during their enrollment. First-year (rat) and many upperclass cadets do not live off-post. However, some upperclass cadets and graduate students may seek off-post housing, and landlords considering renting to cadets should confirm that the cadet has received off-post housing authorization from VMI before executing a lease. W&L students are a more conventional university rental population but should still be screened with a co-signer requirement given the income profile of typical students. Faculty, staff, and non-student renters associated with both institutions are generally excellent long-term tenants with strong employment stability.
The Lexington/Rockbridge GDC at 20 South Randolph Street serves both the city and county. Contested civil matters including UD trials are heard on 2nd and 4th Thursdays, with morning sessions from 9:00 a.m. to noon and afternoon sessions from 2:00 to 4:00 p.m. Initial civil returns for attorney-filed cases are on 2nd and 4th Mondays at 1:30 p.m., regular first returns at 2:00 p.m., and small claims and garnishments at 3:00 p.m. The court has a clear continuance rule: requests must be submitted at least 5 days before the scheduled court date. Last-minute continuance requests are unlikely to be accommodated — plan ahead and contact the Clerk at (540) 463-3631 if scheduling changes are needed. The court also enforces a dress code: no shorts, tank tops, flip-flops, t-shirts, hats, food, drinks, or cell phones are permitted in the courtroom. Blue Ridge Legal Services serves tenants in the region at (540) 433-1830.
⚠️ Legal Disclaimer: General informational purposes only. Civil UD contested: 2nd & 4th Thursdays. Civil first returns: 2nd & 4th Mondays. Continuance requests must be made at least 5 days before court date. Dress code enforced — no shorts, t-shirts, hats, or electronics. Lexington/Rockbridge GDC: 20 S. Randolph Street, Suite 200 — (540) 463-3631. Blue Ridge Legal Services: (540) 433-1830. Last updated: March 2026.
