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Is Your Next Renewal Notice Already on the Clock?
A renewal notice that lands 75 days before a lease ends is perfectly legal in Virginia today. Starting July 1, 2027, that same notice could put a larger landlord out of compliance.
Virginia lawmakers passed House Bill 678 in 2026, extending the advance notice period for rent increases from 60 to 90 days for landlords who own more than 4 rental units. This guide explains who the law applies to, what the notice must include, and how to rebuild your renewal calendar before the deadline.
Chambers Theory has managed rentals across Northern Virginia, Washington DC, and Montgomery County, Maryland since 2018, and our founder brought 17 years of property management experience to the company before that.
Key Takeaways
- New deadline: Starting July 1, 2027, covered Virginia landlords must give written notice of a rent increase at least 90 days before the lease term ends.
- Who's covered: The rule applies to landlords who own more than four rental units in Virginia, or more than a 10 percent interest in more than four units.
- Tenant response window: The notice must set a renewal-decision deadline at least 30 days after the tenant receives it.
- No rent cap: The law controls when you announce an increase, not how much you can raise the rent.
- More changes ahead: A payment plan requirement for larger landlords also starts on July 1, 2027, so collections workflows need to be reviewed, too.
What Virginia's 90-Day Rent Increase Law Requires
The new rule is short on paper, but it changes how covered landlords plan every renewal.
The Bill Behind the Rule
HB 678 was approved on April 22, 2026, as Chapter 1066 of the 2026 Acts of Assembly. It amends Va. Code § 55.1-1204(K), part of the Virginia Residential Landlord and Tenant Act (VRLTA), and takes effect July 1, 2027.
Until then, the current 60-day rule stays in force. Renewal notices you send this fall and next spring still follow today's timeline.
Who Counts as a Covered Landlord
The law applies to landlords who own more than four rental dwelling units in Virginia, or more than a 10 percent interest in more than four units. Ownership counts whether you hold properties individually or through an LLC or other business entity.
That means an owner with five condos spread across Fairfax, Arlington, and Loudoun counties is covered, even if the units are held in separate entities. The rule protects tenants who have a renewal option or whose lease renews automatically, and it excludes certain periodic tenancies described in Va. Code § 55.1-1253(C).
What the Notice Must Include
The notice must be in writing and delivered at least 90 days before the current lease term ends. It must also include a deadline for the tenant to say whether they'll renew, and that deadline can't fall sooner than 30 days after the tenant receives the notice.
State the new rent amount and its start date clearly. Vague language invites disputes.
Ninety days is not a formality. It is a planning deadline that rewards owners who decide on rent before the market forces their hand.
How the New Rule Compares to Today's 60-Day Standard
Virginia already requires larger landlords to give advance notice, so this change extends an existing duty rather than creating a new one.
Under the current version of § 55.1-1204(K), covered landlords must give written notice of a rent increase or nonrenewal at least 60 days before the lease ends. HB 678 pushes the rent- increase deadline to 90 days and adds a 30-day response requirement.
Non-renewal notices are handled separately. Under the 2027 version of the statute, a covered landlord who isn't renewing a lease must still give written notice of nonrenewal at least 60 days before the term ends.
For landlords, that split matters. You'll need to settle on renewal pricing a full month before you'd have to decide on nonrenewal.
Building a Renewal Calendar That Beats the Clock
The landlords who handle this change smoothly will treat renewals as a year-round process instead of a last-minute task.
Set Rent Decisions Earlier
Many owners think about renewal pricing a couple of months out. Under the new rule, you'll want market data in hand closer to four months before lease end, which leaves time to review comparable rents and deliver notice with a buffer.
Consider a lease ending October 31, 2027. Counting back 90 days puts the latest notice date in early August, so a careful owner would aim to send it in July.
A free rental analysis can help you price renewals with confidence before the window closes.
Plan for the Tenant's Response Window
The 30-day response deadline gives you an earlier read on turnover. If a tenant declines, you still have roughly two months to prepare marketing, schedule make-ready work, and line up showings.
That lead time is valuable in the DMV, where Foreign Service and military move cycles can quickly shift rental demand quickly.
The best time to plan a rent increase is before your tenant starts wondering about one.
Watch Leases Ending in Summer 2027
Leases that end shortly after July 1, 2027, raise a timing question, since their 90-day window opens before the law takes effect. Talk with a Virginia attorney about which rule applies, or meet the 90-day standard to stay on the safe side.
Other Virginia Renter Protections Landlords Need on Their Radar
HB 678 is one piece of a larger 2026 package that reshapes how Virginia landlords collect rent and handle renewals.
14-Day Pay-or-Quit Notices
Since July 1, 2026, Virginia landlords must give tenants 14 days, rather than 5, to pay overdue rent before terminating for nonpayment, according to the Virginia Department of Housing and Community Development.
Mandatory Payment Plans Coming in 2027
HB 95, also effective July 1, 2027, applies to the same group of larger landlords. When a tenant owes no more than one month's rent plus contracted late charges, the landlord must serve written notice of the exact amount owed and offer a payment plan in equal monthly installments before terminating for nonpayment.
Additional late fees on that balance aren't allowed while the tenant stays current on the plan. Reliable rent collection and clear accounting and reporting will matter more than ever.
Payment Processing Fee Limits
Under § 55.1-1204(J), a landlord may charge a fee for processing rent payments only if a fee-free payment option is also offered. Any fee can't exceed the actual cost charged by the third-party processor, and owners of four or fewer units aren't required to accept debit or credit cards.
Where DC and Maryland Owners Stand
HB 678 is a Virginia law, so it doesn't change notice rules for properties in the District or Maryland.
Owners with homes in Washington D.C. or Montgomery County follow their own jurisdiction's rules, which differ from Virginia's in important ways. If your portfolio crosses state lines, your renewal calendar needs a separate timeline for each jurisdiction.
Because HB 678 counts rental units owned in Virginia, out-of-state rentals generally don't push an owner over the four-unit threshold. Our DC landlord resources are a good starting point for properties in the District.
Frequently Asked Questions
Here are answers to the questions landlords ask most about the new rule.
Does the 90-day rule cap how much I can raise rent?
No. HB 678 sets only the notice timing and response deadline only. It doesn't limit the size of an increase, though pricing well above market can still cost you a good tenant.
I own three rental homes in Virginia. Does this apply to me?
Not based on those three homes alone. The rule reaches owners of more than four Virginia rental units, including partial ownership above 10 percent in more than four units, so check any shared investments before assuming you're exempt.
What should I do before July 1, 2027?
Audit your lease end dates, update your renewal notice templates, and move rent-pricing reviews earlier. Partnering with a team that tracks compliance for every property takes much of that work off your plate.
Turn the 90-Day Rule Into a Renewal Advantage
The new rule rewards landlords who plan ahead. Setting rent early, issuing clear notices, and tracking tenant responses can reduce turnover risk while keeping you compliant with the VRLTA.
Chambers Theory helps owners across Northern Virginia, DC, and Maryland manage renewals, pricing, and compliance from start to finish. Call us at (703) 609-2323 or Contact Us to schedule a consultation and explore our customized plans and pricing to find the right fit.
