Landlord-Tenant & Unlawful Detainer Attorneys in Northern Virginia
The Right Way Through an Eviction
Whether you are a landlord seeking possession or a tenant facing removal, the unlawful detainer process runs on strict notices and short deadlines. One wrong step restarts the clock. We handle both sides across Northern Virginia.
✓ Landlords & Tenants
✓ Leesburg & Fairfax
✓ By the Book
The Process Has Rules, and They Are Strict
Virginia’s Eviction Rules, in Brief
14 Days
Written pay-or-quit notice now required for nonpayment of rent, effective July 1, 2026
72 Hours
Minimum notice the sheriff must give before carrying out a writ of eviction
No Self-Help
A landlord cannot change locks or cut utilities; only a sheriff can evict by court order
Sources: Code of Virginia § 55.1-1245 (eviction notices; 14-day pay-or-quit effective July 1, 2026); § 8.01-124 and § 8.01-126 (unlawful detainer); § 8.01-470 (writ of eviction); § 55.1-1250 (tenant redemption).
Virginia eviction law is unforgiving of shortcuts. The wrong notice, the wrong timing, or a self-help lockout can sink a landlord’s case or expose a tenant to a removal that should never have happened. Getting each step right is the whole game.
Possession Is Won on the Details
An eviction in Virginia is called an unlawful detainer, and it follows a fixed path. The landlord serves the correct written notice, waits out the notice period, files a summons in the General District Court, and proves the grounds at a hearing. If the landlord wins, a ten day appeal window runs before a writ of eviction issues and the sheriff carries it out.
We represent landlords who need possession and back rent, and tenants who have a defense worth raising, from a defective notice to conditions the landlord ignored. Many of these cases begin as a lease dispute, and the outcome often turns on whether the paperwork was handled correctly from day one.
Schedule a ConsultationWhere We Come In
- ✓ A tenant has stopped paying rent and will not leave
- ✓ A tenant is violating the lease or holding over past the term
- ✓ You are a tenant facing eviction and need a defense raised
- ✓ A security deposit is being withheld or disputed
- ✓ A landlord changed the locks or shut off utilities without a court order
- ✓ A prior eviction filing was dismissed on a notice technicality
What We Handle
Landlord-Tenant Matters We Handle
From the first notice to the final writ, on either side of the case.
Nonpayment Evictions
Serving the required pay-or-quit notice, filing the unlawful detainer, and pursuing possession plus the rent owed.
Lease-Violation Evictions
Curable and non-curable breaches, from unauthorized pets or occupants to conduct that threatens health or safety.
Unlawful Detainer Filings
Preparing and presenting the eviction case in General District Court, with the notice, proof, and records judges expect.
Tenant Eviction Defense
Raising real defenses, a defective notice, improper service, a wrongful lockout, or conditions the landlord failed to fix.
Security Deposit Disputes
Recovering or defending a withheld deposit, including the accounting and deadlines the VRLTA requires of landlords.
Writs & Appeals
Requesting or responding to a writ of eviction, handling the ten day appeal window, and post-judgment issues.
The notice controls everything that follows
Virginia matches the notice to the violation. As of July 1, 2026, nonpayment of rent requires a fourteen day written pay-or-quit notice. A curable lease violation generally requires a notice giving twenty one days to fix the problem, with termination on the thirtieth day if it is not fixed. A serious or non-curable violation calls for a thirty day notice, and conduct that is criminal or threatens health or safety can support immediate termination. Serve the wrong notice, or serve it the wrong way, and a court can dismiss the whole case. A tenant can also stop an eviction by paying everything owed, up to two business days before the scheduled removal, once in a twelve month period. These are the pressure points, and we make sure they work for you rather than against you.
Attorney Insight
“I have watched landlords lose good cases because the notice was a few words off or served the wrong way, and I have watched tenants get removed who had a defense nobody raised. Virginia does not bend on the procedure. The rules just changed again this year, so the form you used last time may not be right today. Whichever side you are on, the move is to get the process right the first time, because a do-over costs weeks you cannot get back.”
Anthony I. Shin, Esq.
Founder, Shin Law Office
Common Questions
Answers Before You Call
How long does an eviction take in Virginia?
It varies. Between the notice period, the court hearing, the ten day appeal window, and the sheriff scheduling the writ, an uncontested case often runs a few weeks to a couple of months. A contested case, an appeal, or a court backlog can extend it. Getting the notice and filing right the first time is what keeps it from taking longer.
What notice do I have to give for unpaid rent?
As of July 1, 2026, a landlord must serve a fourteen day written pay-or-quit notice before filing for nonpayment of rent. The tenant has that period to pay in full or move out. Because this requirement recently changed, it is worth confirming your notice reflects the current rule before you rely on it.
Can I change the locks or shut off utilities?
No. Self-help evictions are illegal in Virginia. A landlord cannot lock a tenant out, remove belongings, or cut off essential services to force a tenant out. Only a sheriff, acting on a court-issued writ, can remove a tenant. A wrongful lockout can expose the landlord to liability.
I am a tenant being evicted. What are my options?
More than many tenants realize. You can challenge a defective or improperly served notice, raise poor housing conditions where the law allows, show the landlord accepted rent after the notice, or, in a nonpayment case, pay what is owed to redeem the tenancy. The key is to act before the deadlines pass.
Can a tenant stop the eviction by paying?
In a nonpayment case, often yes. Virginia lets a tenant redeem by paying all rent, late fees, court costs, and any attorney fees allowed, up to two business days before the scheduled eviction. This right can generally be used only once in a twelve month period, and specific conditions apply.
Related Real Estate Services
Get the Process Right the First Time
A single misstep can cost a landlord the case or cost a tenant their home. Tell us where things stand and we will map the next step. Serving Leesburg, Fairfax, and all of Northern Virginia.
Prefer to talk now? Reach Anthony I. Shin, Esq. at 571-445-6565.
Based in Loudoun County and serving clients across Virginia, Washington DC, and Maryland, we know that when everything’s on the line, the right attorney doesn’t just make a difference, they determine the outcome.
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Copyright © 2026 Shin Law Office, PLC. All rights reserved.
Copyright © 2026 Shin Law Office, PLC. All rights reserved.
Reproduction of any content on this site is prohibited except for individual, non-commercial, informational use. This limited permission does not allow modification, distribution, or incorporation of any content into other works or publications in any medium. You may not reproduce or distribute content from this site to any third party.