Roanoke County Landlord-Tenant Law

Virginia landlord guide — county ordinances, courthouse info & local rules

Roanoke County Rental Market Overview

Roanoke County is the suburban ring county of the Roanoke Valley, with approximately 95,000 residents spread across the county’s communities that surround (but do not include) the independent City of Roanoke at the valley’s center and the independent City of Salem on the western end. The county is home to some of the Roanoke Valley’s most desirable residential communities — Vinton on the east, the Cave Spring and South County areas to the south, and the Hollins/Catawba corridor to the north — offering suburban living with convenient access to the Roanoke metro’s healthcare, education, and employment anchors including Carilion Clinic and Virginia Tech Carilion School of Medicine.

Year-round residential rents run $1,100–$1,600/month. The GDC at 305 East Main Street in Salem (the county courthouse is physically located in Salem city, though it serves Roanoke County) runs a robust multi-day civil schedule: regular civil Monday at 2:00 p.m.; high-volume civil 1st–3rd Wednesdays at 2:00 p.m.; contested civil 2nd–4th Mondays, 1st–3rd Wednesdays, and Thursdays at 2:00 p.m. First continuances by Clerk; subsequent by Judge.

Roanoke County Ordinances & Local Rules

Last verified: March 2026 · Source: Roanoke County General District Court — 23rd Judicial District

Virginia State Law Framework

⚡ Quick Overview

5

Days Notice (Nonpayment)

21

Days Notice (Violation)

45-75

Avg Total Days

$58

Filing Fee (Approx)

💰 Nonpayment of Rent

Notice Type 5-Day Pay or Quit Notice

Notice Period 5 days

Tenant Can Cure? Yes

Days to Hearing 21-30 days

Days to Writ 10 days

Total Estimated Timeline 45-75 days

Total Estimated Cost $150-$400

⚠️ Watch Out

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.

📜 Eviction Laws Main 📊 Compare This State

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📝 Virginia Eviction Process (Overview)

1. Serve the required notice based on the eviction reason (nonpayment or lease violation).
2. Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
3. File an eviction case with the General District Court. Pay the filing fee (~$58).
4. Tenant is served with a summons and has the opportunity to respond.
5. Attend the court hearing and present your case.
6. If you prevail, obtain a writ of possession from the court.
7. 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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Underground Landlord

🔍 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.

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Roanoke County Virginia Landlord-Tenant Law: Roanoke Valley Suburban Landlord’s Guide

Roanoke County is the suburban ring that surrounds but does not include the independent cities of Roanoke and Salem — a classic Virginia jurisdictional arrangement that can create confusion for landlords who are unfamiliar with Virginia’s independent city structure. With approximately 95,000 residents, Roanoke County is one of the more populous suburban counties in western Virginia, offering residential communities ranging from the established Cave Spring area to the rapidly developing Clearbrook corridor near I-81. The county has benefited significantly from Carilion Clinic’s expansion into a nationally recognized healthcare system and research institution, which has brought significant professional employment and an influx of healthcare workers who form a substantial and stable rental market segment.

The Three-Jurisdiction Roanoke Valley: Know Before You File

The Roanoke Valley has three entirely separate court jurisdictions: Roanoke County (GDC at 305 East Main Street in Salem, serving county properties), the City of Roanoke (GDC at 315 W. Church Ave., Roanoke City, serving city properties), and the City of Salem (serving Salem city properties). These three jurisdictions have completely separate boundaries, court systems, clerks, and procedures. A landlord with a rental property in one of the incorporated portions of these jurisdictions that borders another must be certain which jurisdiction their specific parcel falls in before filing any legal action.

The easiest confirmation method is to check the parcel record on the Roanoke County GIS system or contact the Roanoke County Commissioner of Revenue to confirm whether a property is assessed as county or city property. Filing a UD in the wrong court wastes time and filing fees and can delay an eviction by weeks or months.

Roanoke County GDC Civil Schedule and the 3:30 p.m. Filing Cutoff

Roanoke County General District Court, 23rd Judicial District, at 305 East Main Street (P.O. Box 997) in Salem, Virginia, runs one of western Virginia’s more accessible suburban civil dockets. Civil runs at 2:00 p.m. every Monday (regular), plus 1st–3rd Wednesdays (high volume), plus 2nd–4th Mondays, 1st–3rd Wednesdays, and Thursdays for contested matters. This schedule means there are effectively civil slots on most weekdays except Tuesday and Friday afternoons, giving landlords multiple opportunities per month to advance a UD case.

An important administrative note: the court requires that civil forms, protective orders, and restricted licenses be filed by 3:30 p.m. — not the standard 4:00 p.m. office closing time. Arrive at the clerk’s window by 3:30 p.m. to file a new UD complaint or you may need to return the next business day. First continuances are granted by the Clerk; subsequent continuances require a motion to the Judge. The court publishes a Courtroom Attire Policy on its vacourts.gov page. Clerk Gretchen S. Preston: (540) 387-6168. All 2024 VRLTA updates apply. Blue Ridge Legal Services serves Roanoke County tenants at (540) 343-0010.

General informational purposes only. Roanoke County GDC: P.O. Box 997, Salem, VA 24153 — (540) 387-6168. Last updated: March 2026.