Richmond VA Eviction Court Steps 2026–27: The 14-Day Notice, the Return Date and Your Right to Pay and Stay
Updated: 7 hours ago
Virginia gives tenants something many states don't: a legal right to stop an eviction for unpaid rent by paying what's owed, sometimes even after the landlord has won in court. That right is called redemption. It has firm deadlines, and the payments have to be made in specific forms. Knowing them is often the difference between keeping your home and losing it.
In the City of Richmond, eviction cases (called unlawful detainers) are heard in the Richmond General District Court. The court has two locations: the John Marshall Courts Building at 400 N. 9th Street, and the Marsh Manchester Courts Building at 920 Hull Street, south of the river. Your summons will tell you which one.
Last reviewed: October 2026. Our Editorial Standards explain how this guide was researched.
Virginia's landlord-tenant code has several versions with different effective dates. The rules below are the ones in effect in October 2026, and one change scheduled for July 1, 2027 is noted.
Stage 1: The 14-Day Nonpayment Notice
Under Virginia Code § 55.1-1245(F), as in effect now, a landlord who wants to end a lease for unpaid rent must first serve written notice that:
tells you the rent is unpaid, and
says the landlord intends to end the rental agreement if you don't pay within 14 days.
If you pay within those 14 days, the landlord can't end the lease over that rent. If you don't, the landlord can file an unlawful detainer.
Coming July 1, 2027: a new version of § 55.1-1245 takes effect. It requires landlords who own more than four rental units (or more than a 10% interest in more than four) to offer a payment plan when the amount owed is one month's rent or less, plus allowed late charges. Under that plan, the balance is spread in equal monthly installments over six months or the rest of the lease, whichever is shorter. No new late fees are allowed on that balance while you keep up with payments. This does not apply to notices served before July 1, 2027.
What to do during the 14 days:
Count the days from when the notice was served and mark day 14 on a calendar.
Ask the landlord in writing for a statement of exactly what you owe.
Apply for any rent help you can. Many programs ask for the notice, so keep it.
Call Central Virginia Legal Aid Society (number below) if anything in the notice looks wrong.
Stage 2: The Unlawful Detainer Summons
If rent isn't paid, the landlord files an unlawful detainer in Richmond General District Court. The summons lists a return date, your first court date. Go to court on the return date. If you don't, the landlord can get a default judgment.
What to bring:
The summons and the 14-day notice
Your lease
Rent receipts and bank or money order records
Any letter from a rent assistance agency promising payment
Photos and written repair requests, if repairs are part of the dispute
Stage 3: Paying to End the Case Before or at the Return Date
Virginia's redemption statute, § 55.1-1250, gives you two early chances to make the case go away.
Redemption tender at the first return date (§ 55.1-1250(B)). You can pay, or show the court a redemption tender, for all rent due as of the return date, including late charges, attorney fees and court costs, at or before the first return date. A redemption tender is a written commitment to pay, often from a local agency or charity. Ask the court clerk or legal aid how the judge will handle it.
Full payment by the court date (§ 55.1-1250(C)). You, or a third party on your behalf such as a church, nonprofit or relative, can pay the landlord, the landlord's attorney, or the court all of the following:
rent due as of the court date
other charges and fees in the lease
late charges allowed by the lease and the law
reasonable attorney fees allowed by the lease and the law
court costs
If that's paid, the unlawful detainer must be dismissed, unless the landlord's case also claims reasons other than nonpayment.
Stage 4: Paying After a Judgment, Up to 48 Hours Before the Sheriff
If you didn't pay by the return date and the landlord got a judgment for possession, § 55.1-1250(D) still lets you, or someone paying for you, redeem. You must pay everything on the unlawful detainer summons:
current rent, damages and late charges
court costs, any civil recovery and attorney fees
sheriff fees, including the fee for serving the writ of eviction if you pay after the writ is issued
The deadline is no less than 48 hours before the date and time the sheriff has scheduled the eviction.
Two rules that trip people up:
Payment form: under § 55.1-1250(E), payments for redemption must be by cashier's check, certified check, or money order. Not cash, and not a personal check.
Exact amount: the same subsection says the landlord, attorney, or managing agent must give you a written statement of all amounts owed if you ask in writing. Ask early, and keep a copy of your request.
The statute also says a landlord can't take full payment of rent, damages, judgment, fees and costs and still go ahead with an eviction for nonpayment. This applies unless the case is also based on something other than nonpayment (§ 55.1-1250(A)). Partial payments are a different story: a landlord can accept partial payment and still get possession in some situations. Get any agreement in writing.
Stage 5: The 72-Hour Notice and the Writ
When the landlord asks for a writ of eviction, Virginia Code § 8.01-470 requires the officer carrying it out, usually the sheriff, to serve notice of intent to execute at least 72 hours before the eviction. The notice includes the date and time.
That notice gives you your redemption deadline. You must pay at least 48 hours before the time on the notice.
Stage 6: Appeals
You can appeal a General District Court unlawful detainer judgment to Circuit Court. Under § 8.01-129, the appeal must be taken within 10 days, and the bond must be posted and the writ tax paid within 10 days of the judgment. The statute also says an indigent defendant can't be required to post an appeal bond. Ask the clerk about the indigency paperwork right away if you can't afford the bond. The statute sets other conditions for appeals too, so call legal aid before you file.
Who to Call in Richmond
Central Virginia Legal Aid Society (CVLAS): serves the City of Richmond and Chesterfield, Goochland, Hanover, Henrico, New Kent and Powhatan counties. Call 804-648-1012 or toll-free 800-868-1012. Housing cases they list include eviction, lockouts, utilities and repairs.
Richmond General District Court, Civil: John Marshall Courts Building, 400 N. 9th St., (804) 646-6461. Marsh Manchester Courts Building, 920 Hull St., (804) 646-6677.
Virginia Lawyer Referral Service: 804-775-0808 or 1-800-552-7977, Monday to Friday, 9 a.m. to 5 p.m., if you don't qualify for legal aid.
211 Virginia: for rent help and shelter programs open this month.
Frequently Asked Questions
How much notice does a Richmond landlord have to give for unpaid rent?
Under the version of Virginia Code § 55.1-1245 in effect in October 2026, 14 days' written notice before ending the lease for nonpayment.
Can someone else pay my rent to stop the eviction?
Yes. Virginia's redemption statute specifically allows a third party to pay on your behalf, either by the court date or up to 48 hours before the sheriff's scheduled eviction.
What forms of payment count for redemption?
Cashier's check, certified check, or money order.
How do I find out the exact amount I need to pay?
Ask the landlord, their attorney or the managing agent in writing. The law requires them to give you a written statement of all amounts owed.
How long do I have to appeal?
Ten days from the judgment, with the bond posted and writ tax paid in that time. An indigent tenant can't be required to post the bond.
How much warning will I get before the sheriff comes?
At least 72 hours. The notice gives the date and time of the eviction.
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