VIRGINIA EVICTION NOTICE (UNLAWFUL DETAINER)

DATE OF NOTICE: [[Date of Notice]]

TO (TENANT AND ALL OCCUPANTS):
[[Tenant 1 Full Legal Name]]
[[Tenant 2 Full Legal Name (if applicable)]]
And all other occupants residing at the premises

PREMISES:
[[Street Address, Unit/Apt Number if any]]
[[City]], Virginia [[ZIP Code]]
(the "Premises")

FROM (LANDLORD / AUTHORIZED AGENT):
Name: [[Landlord or Property Manager Full Legal Name]]
Address for notices and service: [[Landlord Notice Address]]
Phone: [[Landlord Phone]] | Email: [[Landlord Email]], -

IMPORTANT LEGAL NOTICE

This document is a notice under the Virginia Residential Landlord and Tenant Act (VRLTA), Va. Code § 55.1-1200 et seq. An eviction notice is only the first step. If the tenant does not comply within the stated period, the landlord must file an Unlawful Detainer action in the General District Court of the jurisdiction where the property is located, obtain a judgment for possession, and obtain a writ of possession before any lawful removal can occur.

Self-help evictions are strictly prohibited in Virginia. Changing locks, shutting off utilities, removing doors or personal property, or using threats or force without a court order is illegal and may result in damages, penalties, and attorney fees awarded to the tenant.

NOTICE TYPE SELECTION AND STATUTORY PERIODS (Virginia)

Choose the correct form. Serving the wrong notice may delay or invalidate proceedings.

After the notice period expires without cure or vacation, landlord may file Unlawful Detainer in General District Court. Service of process may be by personal delivery, posting on the door + first-class mail, or authorized process server.

FORM A, 5-DAY NOTICE TO PAY RENT OR QUIT (Non-Payment)

Pursuant to Virginia Code § 55.1-1245(A)

YOU ARE HEREBY NOTIFIED that you are in default of your rental agreement because rent has not been paid when due.

The total amount of rent presently due and owing is set forth below. This notice demands only unpaid rent (late fees and other charges, if any, are not included in this cure amount and may be pursued separately).

WITHIN FIVE (5) CALENDAR DAYS after service of this notice (the "Notice Period"), you must either:

1. Pay the full amount of rent owing as listed, or

2. Vacate and surrender possession of the Premises to the Landlord.

If you fail to pay the rent in full or vacate within the five-day period, the Landlord will initiate legal proceedings (Unlawful Detainer) in the appropriate General District Court to recover possession of the Premises, the rent owed, and all other remedies permitted by law, including court costs and attorney fees where allowed.

Rent Arrears Detail

Total rent required to cure this notice: $[[Total Rent Owed]]

Payment must be made in the manner and to the location required by your lease or as otherwise agreed in writing: [[Payment instructions, e.g., to Landlord at address above via check, money order, or electronic funds]].

Exact deadline to pay or quit: [[Calculate and insert exact date, 5 calendar days after service date, adjusted if needed for method of service]]

If full payment is made within the period, this notice is cured and the tenancy continues. Partial payment does not cure unless Landlord accepts it in writing as full satisfaction.

FORM B, 21/30-DAY NOTICE TO CURE OR QUIT (Lease Violation, Curable)

Pursuant to Virginia Code § 55.1-1245(B)

YOU ARE HEREBY NOTIFIED that you are in material breach of your rental agreement / lease by reason of the following violation(s):

Description of violation(s): [[Detailed description of the lease covenant breached, e.g., unauthorized pet, excessive noise after 10pm on multiple dates, failure to maintain yard, etc.]]

WITHIN TWENTY-ONE (21) CALENDAR DAYS after service of this notice, you must cure the violation(s) by [[specific cure action required, e.g., remove the unauthorized pet, cease the noise, repair or clean the specified area]] and provide written confirmation to Landlord.

If the violation is cured within 21 days, the tenancy continues.

If the violation is not cured within 21 days, you must vacate the Premises within thirty (30) calendar days after service of this notice.

If you neither cure within 21 days nor vacate within 30 days, Landlord will file an Unlawful Detainer action to recover possession.

FORM C, 30-DAY UNCONDITIONAL QUIT NOTICE (Repeat Violation Within 12 Months)

Pursuant to Virginia Code § 55.1-1245(B) (repeat violations)

YOU ARE HEREBY NOTIFIED that within the past twelve (12) months you have been served with a prior notice for a material breach of the same or similar lease covenant and failed to cure.

Because this is a repeat violation, no further opportunity to cure is required.

WITHIN THIRTY (30) CALENDAR DAYS after service of this notice, you must vacate and surrender possession of the Premises.

If you fail to vacate within 30 days, Landlord will commence Unlawful Detainer proceedings in General District Court.

Prior notice reference (date and violation summary): [[Date of prior notice and nature of violation]]

Service of Notice and Proof of Service

This notice was / will be served by one of the following methods permitted under Virginia law (Va. Code § 55.1-1202 and rules of court):

• Personal delivery to tenant or adult occupant at the Premises
• Posting a copy in a conspicuous place on the Premises and mailing a copy by first-class mail to the tenant at the Premises (or last known address)
• Delivery by authorized process server or sheriff

Method used for this notice: [[Describe method and date/time of service]]

Server / Process Server Name: [[Name of person effecting service]]

Proof of Service (to be completed):

I certify that on [[Service Date]] at approximately [[Service Time]], I served a copy of this notice upon the above-named tenant(s) and all occupants by the method described above.

Server Signature: ______________________________ Date: _________

Printed Name: [[Server Printed Name]]

Tenant's Rights and Next Steps

You have the right to contest this notice in court. Do not ignore it. If you believe the notice is defective or the allegations are untrue, you may appear in the General District Court on the return date of any Unlawful Detainer summons and present your defense.

Landlord may not take possession or remove property without a court order.

For legal assistance, contact Virginia Legal Aid or a private attorney. Low-income tenants may qualify for free or reduced-cost representation.

Signatures

LANDLORD / AUTHORIZED AGENT

Signature: _______________________________ Date: [[Landlord Signature Date]]

Printed Name / Title: [[Landlord or Agent Name and Title]]

ADDITIONAL NOTES OR ATTACHMENTS

[[Any additional notes, ledger excerpts, prior notice copies, photographs, or lease excerpts attached: [[List]] ]], -

*Virginia Eviction Notice template under the Virginia Residential Landlord and Tenant Act (VRLTA), Va. Code § 55.1-1200 et seq. Forms address non-payment (5-day pay-or-quit), curable lease violations (21/30-day), and repeat violations (30-day unconditional quit). Court filing of Unlawful Detainer in General District Court is required to obtain possession. No self-help eviction is permitted. Service must comply with statute.*

*This is a template, not legal advice. Verify all periods, local court practices, and current statutes with a Virginia-licensed attorney. Provisions current as of 2026-06. Consult the Virginia Courts website or local General District Court clerk for forms, filing fees, and procedures.*

*Key sources: Va. Code §§ 55.1-1245, 55.1-1202, 55.1-1251 et seq. (unlawful detainer); VRLTA.*

Landlord Post-Notice Checklist (After Expiration Without Cure or Vacation)

1. Confirm the full notice period (including any service adjustments) has expired.

2. Prepare and file Unlawful Detainer summons and complaint in the General District Court where the property is located (use court forms or attorney).

3. Pay required filing fees and obtain a court date (return date).

4. Arrange for proper service of the court summons on the tenant(s) per court rules (sheriff, process server, or authorized posting+mail).

5. Attend the court hearing and present evidence (copy of lease, payment ledger, notice, proof of service, photos if relevant).

6. If judgment for possession is granted, request issuance of a writ of possession after any applicable stay period.

7. Coordinate with sheriff or court officer for execution of the writ; do not act independently.

8. Document all steps taken for the file.

Failure to follow statutory procedures may result in dismissal of the case or liability for the tenant's damages and fees.