On July 1, 2025, amendments to the Virginia Residential Landlord and Tenant Act (VRLTA) took effect that changed how landlords in Virginia must disclose rental fees. If you're renting — or listing — in Virginia, these changes affect you directly.
This is not legal advice. For specific legal questions about your lease or situation, consult a Virginia-licensed attorney.
What the Law Changed
Before July 2025, Virginia landlords were required to provide a written lease but were not explicitly required to itemize fees on the first page. Fees could be embedded in addenda, disclosed verbally, or revealed only at the application stage — after a renter had already invested time in the process.
The July 2025 VRLTA amendments (incorporating HB 2218 and SB 1356) added a specific requirement:
All fees — including but not limited to administrative fees, pet fees, parking fees, and recurring charges beyond base rent — must be itemized on the first page of the lease agreement.
The key word is "first page." Not an addendum. Not a separate document attached later. Page one.
Why This Matters
The practical effect is transparency at the point of commitment. By the time a renter signs, they must have seen every required charge in one place. This eliminates the "fee reveal" that renters in every market have experienced: applying for a $1,400 apartment and discovering at lease signing that pet rent, parking, and a community amenity fee bring the real cost to $1,700.
Virginia renters who discover undisclosed fees during or after move-in now have a clearer legal basis to raise the issue — because the failure to disclose on page one is a statutory violation, not just a dispute about what was discussed.
What Landlords Must Disclose
Under the amended VRLTA, the first page of a Virginia lease must include every required fee. This includes:
Monthly recurring fees:
- Base rent
- Pet rent (if applicable)
- Parking (if mandatory or if included in a required package)
- Utility billing surcharges (RUBS or flat fee)
- HOA or community amenity pass-through fees
- Valet trash or waste management fees
- Required renter's insurance (if landlord-specified at a specific price)
One-time fees:
- Application fees (though these are typically charged before lease signing)
- Administrative / move-in fees
- Pet deposits (with refundable vs. non-refundable status noted)
- Security deposit (subject to the existing 2-month cap under VRLTA)
Payment Processing Fee Rule
HB 2218 specifically addressed payment processing. If a landlord charges a fee for paying rent electronically or by card, there must be a free alternative payment method available — typically check or money order. A landlord cannot make electronic payment the only option and then charge you a convenience fee.
What Renters Should Do
Before applying: Ask for a full fee schedule in writing. If the landlord can't or won't provide one, that's useful information.
At lease signing: Review page one specifically for the fee itemization. If you see charges on the lease that weren't disclosed at any prior point, ask about them in writing before signing. You are not obligated to sign a lease that includes undisclosed fees.
If fees weren't disclosed: Document what you were told and when. Keep email confirmations of any prior fee discussions. If you signed a lease with fees that weren't disclosed as required, consult a Virginia attorney about your options — potential remedies include lease termination rights and recovery of fees paid under specific circumstances.
In NoVA, Hampton Roads, and other localities: Some Virginia localities have additional tenant protection ordinances. The VRLTA amendments apply statewide, but local rules may add further protections. Check with your local housing authority or a Virginia legal aid organization if you're uncertain.
What Landlords Should Do
If you haven't already updated your lease template: Work with an attorney to revise your standard lease so that all fees appear on page one. This protects you from disputes and demonstrates good faith.
Audit your fee structure: Some landlords have fees in addenda, attachments, or verbal understandings that need to be formalized into the written lease. July 2025 is the legal floor — good landlords proactively disclose everything before it was required.
Payment processing: Review how tenants pay rent. If you charge for electronic payments, ensure a free alternative (check, money order, or other means) is explicitly available and documented.
Estatya's disclosure form: When you create a listing on Estatya, the fee disclosure section maps directly to VRLTA requirements — you itemize fees before publishing, and that itemization appears on the listing page so renters see it before they ever apply. This aligns your marketing with your legal obligations from the start.
The FTC Is Watching Too
Virginia's law is part of a broader regulatory trend. In March 2026, the Federal Trade Commission issued an advance notice of proposed rulemaking (ANPRM) on "unfair or deceptive rental housing fee practices" — signaling federal attention to the same problem. The FTC had previously reached a $23 million settlement with Greystar in December 2025 over undisclosed rental fees.
State law, federal enforcement, and market pressure are all moving in the same direction: toward full fee transparency before commitment. Virginia's July 2025 amendments put your state ahead of that curve.
Resources
- Virginia DHCD Landlord-Tenant Handbook — the authoritative plain-English guide to VRLTA rights and responsibilities
- Virginia Legal Aid — free legal assistance for qualifying Virginia residents
- Virginia Attorney General's Office — consumer protection complaints
If you believe a landlord has violated the disclosure requirements, you can file a complaint with the Virginia Attorney General's Consumer Protection Section.
This article summarizes Virginia rental law as of May 2026. Laws change. Verify current requirements with the Virginia DHCD or a licensed Virginia attorney before taking action based on this information.