Can a Landlord Shut Off Power for Non-Payment in Virginia?

Understanding your rights regarding utility shut-offs is crucial for Virginia renters. If you're facing threats of power disconnection due to unpaid rent or bills, knowing what landlords can—and can't—do will help protect your home and health.

When Can a Landlord Shut Off Electricity in Virginia?

Under Virginia Residential Landlord and Tenant Act, landlords generally cannot legally shut off electricity or other essential services as a way to force payment or make a tenant move out. This is considered a "self-help" eviction and is not allowed in nearly all cases.¹

• If utilities are included in your rent: The landlord must provide them continuously unless there is a bona fide emergency or an interruption not caused by the landlord.
• If you pay utilities directly: Only the utility company (not the landlord) may shut off electricity for non-payment, following a formal process and notice under Virginia State Corporation Commission regulations.

If your landlord unlawfully disconnects electricity, you can take action to restore service and protect your rights.

Exceptions to the Rule

• Emergency repairs or safety: Landlords may temporarily shut off power to make urgent repairs or for tenant safety. They must restore service as soon as possible.
• Shared electric meters: If your lease clearly says you are responsible for a shared meter, seek clarification from the State Corporation Commission about responsibility for payment and shut-offs.

What to Do If Your Landlord Illegally Shuts Off Utilities

If your landlord shuts off your power as retaliation or to force you out, you have the right to legal remedies:

• Call the State Corporation Commission for utility protection and to file a complaint.
• Contact the Virginia General District Court (the tribunal that hears residential landlord-tenant disputes) to request an immediate court order for utility restoration.
• You may be eligible for damages up to the amount of your actual loss or one month's rent, whichever is greater. If unlawful shut-off is found, you may also get attorney's fees and costs.

Required Forms for Relief

• Unlawful Exclusion Petition (Form DC-421)
  Use this to ask the General District Court to order immediate restoration of essential services.
  Example: Your landlord disconnects electricity without court approval. File Form DC-421 at your local General District Court to request an emergency hearing. View and download Unlawful Exclusion Petition (DC-421).

Summing up: direct utility shut-off by landlords for non-payment of rent is not permitted in Virginia. Only a utility provider can disconnect services following legal notice and due process.²

Understanding Relevant Virginia Legislation

The main law protecting renters is the Virginia Residential Landlord and Tenant Act. Key provisions banning utility shut-off as a means of eviction are in Section 55.1-1243.1, which makes self-help eviction illegal.¹

Summary of Key Points

• Your landlord cannot legally turn off your electricity to force payment or eviction.
• If they attempt this, you can quickly seek court relief and restoration of service.
• Always document events and consider contacting local legal aid if you feel your rights have been violated.

Frequently Asked Questions

1. Can my landlord shut off my electricity if I am late on rent?
   No. In Virginia, landlords are not allowed to disconnect electricity for non-payment of rent under the Virginia Residential Landlord and Tenant Act.
2. What should I do if my landlord cuts off power without warning?
   Gather evidence, complete the Unlawful Exclusion Petition (DC-421), and request an emergency hearing at your local General District Court for immediate restoration.
3. Who can legally disconnect my utilities if I haven't paid?
   Only the utility provider can shut off services, and only after providing proper notice per state regulations.
4. Are there penalties for landlords who shut off power illegally?
   Yes. Courts may award you actual damages or a minimum of one month's rent, plus attorney's fees and costs.
5. How do I file an official complaint about a utility shut-off?
   You can file a complaint using the SCC’s online complaint process or by submitting Form DC-421 with the local court to restore your rights.

Need Help? Resources for Renters

• Virginia Residential Landlord and Tenant Act – Read your renter rights and landlord obligations.
• Virginia General District Court - Landlord-Tenant Division – File complaints and submit forms.
• Virginia State Corporation Commission: Electric Utility Regulation – For issues and complaints about power companies or providers.
• File a complaint with the SCC – Report utilities issues and seek help.
• Virginia Legal Aid – Tenant Rights – Free legal advice for renters in need.

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1. Virginia Code § 55.1-1243.1 (Prohibited self-help eviction; unlawful exclusion or interruption of essential services)
2. Virginia State Corporation Commission: Electric Utility Regulation

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