Virginia Landlord Repair Duties: Your Rights as a Renter

Understanding who is responsible for repairs and maintenance is crucial for renters in Virginia. Properly maintained rental homes are essential for safety, comfort, and habitability. This article breaks down Virginia's landlord repair duties, your rights as a renter, and the steps to take if your landlord does not address important maintenance issues.

What Virginia Law Requires Landlords to Repair

The Virginia Residential Landlord and Tenant Act (VRLTA) sets clear rules for landlords’ repair responsibilities.^[1] Landlords must:

• Maintain a rental that meets building and housing codes affecting health and safety.
• Keep common areas clean and safe.
• Make repairs promptly to keep the premises habitable.
• Maintain in good and safe working order: plumbing, heating, air conditioning, electrical, and appliances provided by the landlord.
• Supply hot and cold running water at all times (unless the lease says otherwise for single-family homes).

These rules help ensure all Virginia renters live in safe, decent housing. For the official language, review the VRLTA at Virginia Code Title 55.1, Chapter 12.

When Landlords Must Complete Repairs

Once you report a problem, your landlord generally has up to 21 days to complete most repairs, or sooner for urgent issues such as lack of heat, plumbing leaks, or unsafe conditions.^[1]

• If a condition affects health or safety (for example, no heat in winter), repairs often must be addressed even faster.
• You should send your repair request in writing for a clear record.

How Renters Should Request Repairs

To protect your rights and ensure a clear record, always submit repair requests in writing. You can use email, your landlord’s online portal, or a written letter. Include:

• Your name, address, and unit number
• A clear description of the needed repair or issue
• The date and your contact information

Official Form: Virginia Tenant Repair Request Letter

Virginia does not provide a statewide official form for general repair requests. However, the property maintenance complaint form below is used when issues may violate local safety codes:

• Form Name: Property Maintenance Complaint Form
• When to Use: Submit to your local code enforcement office if repairs affect health or safety and your landlord is not responding. For example, if your landlord ignores a broken heating system in winter, you can file this form to local authorities.
• Official Example: Fairfax County Property Maintenance Complaint Form (PDF)

You can find similar forms for your city or county on local government websites.

What If Repairs Aren’t Made? Next Steps for Renters

If your landlord does not make repairs after you notify them in writing, you have several options under Virginia law:

1. Contact your local code enforcement or building inspector to report health and safety violations. This can prompt official inspections and enforcement.
2. Use the Virginia “Tenant’s Assertion and Complaint” process, which allows you to pay rent into court rather than directly to the landlord while repairs are pending.

Official Form: Tenant’s Assertion and Complaint (Form DC-429)

• Form Name/Number: Tenant’s Assertion and Complaint (Form DC-429)
• When and How to Use: Use this form if your landlord fails to make repairs affecting health or safety after reasonable written notice. File it with your local General District Court to request court-ordered repairs and to pay your rent into escrow until the issues are fixed.
• Official Source: Tenant’s Assertion and Complaint (DC-429) PDF
• Tribunal Handling Residential Tenancies: Virginia General District Court

Summary of Renter and Landlord Responsibilities

For most Virginia leases:

• Landlords must keep properties safe and livable, make repairs, and follow the VRLTA.
• Renters must keep their units clean, avoid causing damage, and report problems quickly.
• Major repairs, safety, and code issues are always a landlord’s duty, but renters are usually responsible for minor damages they or their guests create.

FAQ: Virginia Landlord Repair Responsibilities

1. What are a landlord’s basic repair duties in Virginia?
   Landlords must keep rental homes safe and habitable, fix health and safety issues, and follow all building codes under the Virginia Residential Landlord and Tenant Act.
2. How quickly must a landlord make repairs in Virginia?
   Generally, within 21 days, but urgent repairs affecting safety or health must be done sooner. Written notice from the tenant is usually required.
3. What can I do if my landlord ignores repair requests?
   Contact local code enforcement and consider using the Tenant’s Assertion and Complaint process to ask the court for help and pay rent into escrow.
4. Is there an official Virginia repair request letter?
   No statewide form, but many cities and counties offer property maintenance complaint forms for code enforcement issues. Always submit repair requests to your landlord in writing.
5. Can I withhold rent if repairs are not made?
   Never withhold rent on your own. Only pay rent into escrow with General District Court approval using the Tenant’s Assertion process.

Key Takeaways for Virginia Renters

• Virginia law protects your right to a safe, well-maintained rental home.
• Always request repairs in writing and keep copies for your records.
• If repairs aren’t made, reach out to code enforcement or the General District Court for support.

Taking action quickly helps preserve your rights and keeps your home safe.

Need Help? Resources for Renters

• Virginia Residential Landlord and Tenant Act (VRLTA) – official legislation covering rental rights.
• General District Court of Virginia – handles tenant-landlord cases including repair complaints.
• Virginia Department of Housing and Community Development – info on state housing programs and tenant rights.
• Local property maintenance/code enforcement offices – report serious repair concerns affecting health or safety.
• Virginia Legal Aid Society – free legal help for eligible renters with housing problems.

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1. Virginia Residential Landlord and Tenant Act (VRLTA)
2. Tenant’s Assertion and Complaint (DC-429) – Official Virginia Court Form
3. Virginia General District Court
4. Virginia Department of Housing and Community Development

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