Virginia’s rental market is evolving, and so are the laws that govern it. Starting July 1, 2025, a major update to the Virginia Residential Landlord and Tenant Act (VRLTA) will take effect. This new legislation, known as House Bill 2430, introduces strict requirements for landlords to disclose all fees clearly and transparently at the beginning of a lease agreement.
For Richmond landlords, it’s about protecting your investment and maintaining compliance in an increasingly regulated environment. Those who stay informed and proactive will be best positioned to avoid penalties and foster stronger tenant relationships.
For landlords who are still handling everything themselves, it may be time to explore how a professional Richmond property manager can make compliance easier and operations more efficient.
Key Takeaways
- Starting July 1, 2025, all Virginia landlords must itemize fees on the first page of new or renewed leases.
- The law covers a wide range of charges, including pet fees, processing fees, and application fees.
- Existing leases signed before July 1, 2025, remain valid but must be updated at renewal.
- Failing to comply can result in legal disputes or financial penalties.
- Partnering with a professional property manager helps ensure compliance and peace of mind.
The Law at a Glance: House Bill 2430 and What It Requires
House Bill 2430 was passed to promote transparency and fairness in Virginia’s rental market. The law mandates that all fees be itemized and listed on the first page of every lease signed or renewed on or after July 1, 2025. This new rule aims to prevent “hidden” or surprise charges and ensure that tenants know exactly what they are paying for before signing a lease.
What Counts as a “Fee” Under the Law
In 2025, the average effective rent in Virginia reached $1,826, marking a 2.5% year-over-year increase, while the state’s multifamily vacancy rate dropped to 6.1%, according to Virginia Realtors. The law defines a “fee” broadly, meaning any payment beyond regular rent that a landlord charges a tenant. Common examples include:
- Application and screening fees: Must specify the amount and purpose. Example: “Non-refundable application fee: $50 for credit and background screening.”
- Pet and amenity fees: List both recurring and one-time fees clearly, such as “Monthly pet rent: $25 per pet.”
- Convenience or processing fees: These are often charged for online payments or credit card use, and must also appear on the first page of the lease.
Each fee should be labeled clearly with its amount, frequency (one-time or monthly), and reason for the charge. This level of detail helps prevent misunderstandings and disputes later.
How the Disclosure Law Affects Current vs. New Leases
Not all leases will need to be updated immediately. The law differentiates between existing leases and new or renewed leases:
- Existing leases signed before July 1, 2025: These do not need to be rewritten immediately. However, landlords must ensure that when these leases are renewed, all fees are properly disclosed.
- New or renewed leases on or after July 1, 2025: Every one of these must include a fee itemization on the first page.
Landlords should review their current lease templates now and prepare updated versions for upcoming renewals.
Payment Methods and Fee Rules
The 2025 legislation also intersects with earlier laws like House Bill 2218 and Senate Bill 1356, which regulate processing and convenience fees for electronic payments. Landlords who accept rent through credit card or third-party platforms can only charge reasonable, disclosed fees that reflect actual processing costs.
If you accept online rent payments through a management portal, ensure that any additional fees are clearly stated and authorized in the lease. Richmond landlords using digital platforms can simplify compliance by reviewing guidance similar to the tips found in common self-management mistakes that often lead to overlooked disclosures or disputes.
Updating Your Lease Template to Stay Compliant
As of 2025, Virginia ranked third in the nation for forecasted rent price increases, according to data reported by Virginia Mercury. In a rising market, clarity on fees protects both landlords and tenants by reducing misunderstandings and maintaining trust.
To comply with House Bill 2430, landlords must ensure their lease templates are updated before July 1, 2025. This means itemizing every fee and listing it prominently on the first page of the agreement.
When revising leases:
- Use a clean, easy-to-read table or bullet format for fees.
- Avoid vague labels such as “administrative fees.” Instead, use precise terms like “maintenance coordination fee.”
- Double-check that all fees mentioned later in the lease are also included on the first page.
Professional property managers can review lease documents and ensure that every clause aligns with the new legal requirements, reducing the risk of oversight.
Communicating the Changes to Your Tenants
Transparency builds trust. Once you’ve updated your lease template, inform your tenants about the changes. A clear email or letter explaining that the updates reflect new state law, not an attempt to add extra costs, can prevent confusion.
Here’s a sample notice you might send:
“In compliance with new Virginia rental laws effective July 1, 2025, we’ve updated our lease format to include a full breakdown of all fees on the first page. No new charges have been added; the goal is to make everything clear and transparent.”
You can also make this transition easier by directing tenants to useful digital tools like the owner portal resources, where they can access lease updates, payment options, and notices online.
Penalties for Non-Compliance
Failing to comply with the disclosure requirements could have serious consequences. Landlords who omit or misrepresent fees risk:
- Tenant disputes or complaints to local housing authorities.
- Loss of the right to collect certain fees retroactively.
- Legal challenges that could invalidate parts of the lease.
Even small oversights can result in costly legal battles or damaged reputations. This is one of the main reasons Richmond landlords turn to experienced property management professionals who stay current with Virginia law and handle compliance seamlessly.
Frequently Asked Questions about Virginia’s 2025 Fee Disclosure Laws
Does this apply to my single-family rental?
Yes. The law applies to all residential rental agreements in Virginia, including single-family homes, duplexes, and multi-unit properties.
What if I collect a pet deposit instead of a monthly pet fee?
Deposits should still be disclosed on the first page, even if refundable. The goal is to make all upfront costs clear to tenants.
Do I need to reissue all my leases before July 1, 2025?
No. Only new or renewed leases after that date must comply, but it’s wise to update your templates early to avoid confusion later.
Can I charge a credit card processing fee for rent payments?
Yes, but only if it’s disclosed in the lease and reflects your actual cost to process the payment.
What if a tenant signs a lease before July 1 but moves in after?
The signing date determines compliance. If the lease is executed before July 1, 2025, the new disclosure rule doesn’t apply until renewal.
Simplify Virginia’s 2025 Rental Law Compliance with Expert Lease Management
Virginia’s 2025 Rental Fee Disclosure Law represents a major step toward transparency and fairness in the rental market. While the new requirements may feel complex, early preparation will keep your properties compliant and your tenants confident in your professionalism.
Cobbs & Co. Property Management stays up to date with every change to Virginia’s rental housing laws, ensuring that Richmond landlords stay compliant without added stress.
By working with an experienced property manager, you gain:
- Professionally updated and compliant lease templates.
- Streamlined communication with tenants about new requirements.
- Transparent, accurate accounting of all fees and deposits.
- Ongoing updates about Virginia’s landlord-tenant law changes.
If you’re ready to simplify compliance, streamline lease updates, and reduce your legal risks, we're here to help. Learn more about our professional property management services for Richmond owners and investors today.
