YOUR CASH FLOW AND MINE IN JEOPARDY!
Rent Payment Calendar Transferred From Landlords to Tenants
Tenants Win Triple the Time to Catch Up on Rent and Avoid Eviction.
What’s At Stake … What’s the Status?
Senate Bill 48 (SB48) was introduced to the Virginia legislature on November 25, 2025. If adopted, the bill will extend the mandatory waiting period a landlord must provide a tenant after serving a written notice for nonpayment of rent and before pursuing eviction remedies … an increase from 5 days to 14 days. The waiting period begins after a landlord serves written notice notifying the tenant of his nonpayment of rent and of the landlord's intention to terminate the rental agreement if rent is not paid.
The official title of the pending proposed legislation clearly indicates intent … the Virginia Residential Landlord and Tenant Act; landlord remedies; noncompliance with rental agreement.
SB48 was passed by both the Virginia Senate and the House in late February. The bill is consistent with Governor Abigail Spanberger’s “Affordable Virginia Agenda” and is now Pending Governor’s Communication … i.e. awaiting her signature or veto.
Potential Impact – Landlords
Passage of the bill will be the first time in Virginia history that the “5-days” provision has been increased to “14-days”. The only exception was temporary suspension during COVID.
Effectively, the time to file eviction notice with the court extended by 9 days (5+9 = 14). Effectively an eviction notice will be delayed in being filed with the court. That means the 9-day extension may affect whether the eviction filing will be reviewed by the court in the month filed, the following month or later depending on the court’s calendar schedule.
For example, under current regulations a rent due on March 1 that is not paid would result in a landlord to write a “Pay or Quit” letter 5 days after the rent due date … in this case March 5. The letter specifies that rent must be paid in 5 days from date of the letter or, the landlord will submit an eviction filing to the court. That would permit an eviction filing on March 10 … typically adequate time to get on the court’s calendar in March.
By extending the compliance date by 9 days, the “Pay or Quit” letter would go out on March 5 … however it would specify that the rent must be paid by March 20, 14 days later… a likely scenario for the eviction filing to be reviewed by the court in April, another month the landlord foregoes payment of rent.
What’s a Landlord to Do?
Remain alert to how the bill is progressing through the House Committee and possible subject to vote by the House. If passed by both legislative chambers and signed by Governor Spanberger, the likely effective date will be July 1, 2026.
Review current leases and processes to ensure compliance with the new regulations.
Examine current tenant histories of rent payments to help avoid the potential for unscrupulous tenants to delay payment of rent given the extension of time to do so.
Underwriting of new tenant applications may be revised to include a tightening of acceptance standards.
Potential Impact – Tenants & Affordable Rental Housing
Senate Bill 48 (SB48) focuses on rental housing and landlord-tenant relations. Affordability is the stated objective of political leaders and community advocates.
Tenants will have more time to catch up on rent and avoid eviction. Even after an eviction is filed, tenants have the right to pay the full amount owed before a court judgment is rendered … a judgment that may be further delayed depending on the court’s calendar.
Many potential tenants are in the position of “seeking a 2nd chance” to qualify for suitable rental units after previous financial mishaps that damaged their credit worthiness. Tighter underwriting of applicants by landlords will likely affect this financially downgraded group of renters … perhaps a significant percentage.
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