As a Virginia landlord and former real estate attorney with over twelve years of drafting eviction documents and handling unlawful detainer cases in courts from Fairfax to Virginia Beach, I’ve written hundreds of 30-day eviction notices, 14-day pay or quit notices, and no-lease termination letters. In this comprehensive guide, I’ll give you a free, attorney-reviewed Virginia eviction notice template that complies with the Virginia Residential Landlord and Tenant Act (VRLTA) as of 2025, explain exactly how to write an eviction notice that will hold up in General District Court, and walk you through the entire eviction process in Virginia — with or without a lease.
Important Disclaimer: This article and the downloadable template are for informational purposes only and do not constitute legal advice. Landlord-tenant laws change frequently. Always consult a licensed Virginia attorney or your local legal aid office before serving any eviction notice.
Click here to download your free Virginia Eviction Notice Template (Word .docx – updated for 2025)
The eviction process in Virginia is governed by Virginia Code §§ 55.1-1200 through 55.1-1262 (the Virginia Residential Landlord and Tenant Act) and §§ 8.01-124 et seq. for court procedure. Whether you’re dealing with non-payment of rent, lease violations, or Virginia eviction with no lease, the process always starts with proper written notice.
Here are the most common notice periods in Virginia (2025):
| Situation | Notice Required | Virginia Code |
|---|---|---|
| Non-payment of rent | 5 days to pay or quit | § 55.1-1245(F) |
| Material lease violation (curable) | 21 days to cure / 30 days to vacate | § 55.1-1245(A) |
| Illegal activity, serious damage, repeat violations | 30 days unconditional (no cure) | § 55.1-1245(A) |
| Month-to-month tenancy (no lease or lease ended) | 30 days written notice | § 55.1-1204, § 55.1-1410 |
| Week-to-week tenancy | 7 days written notice | § 55.1-1204 |
Virginia courts are strict. If your notice is defective, the judge will dismiss your unlawful detainer case — even if the tenant hasn’t paid rent in months. Every valid eviction notice in VA must contain:
Below are the four most common notices I use in my practice. Download the full customizable Word versions using the link above.
This is still only 5 days in Virginia — not 14 days like some states. The famous “14 day pay or quit notice Virginia” you see online is incorrect and will get your case dismissed.
Use when tenant violates lease but can fix the problem (unauthorized pet, noise, etc.).
The classic 30 day eviction notice Virginia for tenants at sufferance or month-to-month tenants you simply want to terminate.
For criminal activity, drug-related activity, or willful damage.
If there is no written lease and the tenant has paid rent creating a month-to-month tenancy, you must give 30 days written notice (Virginia Code § 55.1-1410). Verbal “get out” or text messages do NOT count. Use the 30-day notice to vacate Virginia template above.
Exception: If the tenant never paid any rent and is truly a squatter (rare), you can sometimes file immediate unlawful detainer, but most judges require the 30-day notice first.
In my decade-plus of practice, the landlords who win quickly are the ones who serve bullet-proof notices on day one. Download the free Virginia eviction notice template above, fill it out exactly as shown, keep proof of service, and you’ll dramatically increase your chances of regaining possession without costly delays.
Again, this is not legal advice. Virginia eviction laws are county-specific in practice (some judges are stricter than others). When in doubt, spend the $200–$300 for a local landlord-tenant attorney to review your notice — it’s the best insurance you can buy.
Download Free Virginia Eviction Notice Template (2025)
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