Virginia Beach Eviction Court Steps 2026–27: The 14-Day Notice, Tuesday Unlawful Detainer Court and the 48-Hour Pay-to-Stay Deadline
Updated: 6 hours ago
In Virginia Beach, an eviction case is called an unlawful detainer, and it is heard in the Virginia Beach General District Court at 2425 Nimmo Parkway. The court's schedule says unlawful detainers are heard on Tuesdays at 8:30 a.m. in Civil Courtroom H.
Virginia law gives renters an important tool: redemption, the right to stop an eviction for unpaid rent by paying everything owed, in some cases even after the landlord has won. The deadlines are firm, and the money has to arrive in a specific form. This guide explains each stage in plain language.
Last reviewed: October 2026. See our Editorial Standards for how we check these details.
It is based on the Virginia Code sections listed below, the Virginia Beach General District Court and the Legal Aid Society of Eastern Virginia. Virginia's landlord-tenant code has several versions with different effective dates; the rules here are the ones in effect in October 2026, with one change set for July 1, 2027 noted.
Stage 1: The 14-Day Notice for Unpaid Rent
Under Virginia Code § 55.1-1245(F), as in effect now, a landlord who wants to end your lease over unpaid rent must first serve a written notice that says the rent is unpaid and that the landlord will end the rental agreement if you don't pay within 14 days.
Pay within those 14 days and the landlord can't end the lease over that rent. If you don't pay, the landlord can file an unlawful detainer.
A change coming July 1, 2027. A new version of § 55.1-1245 takes effect that day. Landlords who own more than four rental units (or more than a 10% interest in more than four) will have to offer a payment plan when you owe one month's rent or less, plus allowed late charges. The balance is split into equal monthly payments over six months or the rest of the lease, whichever is shorter, and no new late fees can be added while you keep up. It does not apply to notices served before July 1, 2027.
What to do during the 14 days:
Mark the 14th day on your calendar, counting from when the notice was served.
Ask your landlord in writing for a statement of exactly what you owe, and keep a copy.
Apply for rent help right away. Dial 2-1-1 to find programs open now. Keep the notice, because many programs ask for it.
If anything about the notice looks wrong, call the Legal Aid Society of Eastern Virginia (details below).
Stage 2: The Summons and Your Tuesday Return Date
If the rent isn't paid, the landlord files an unlawful detainer in the Virginia Beach General District Court. The summons lists a return date, your first court date. Per the court's posted schedule, unlawful detainers are heard Tuesdays at 8:30 a.m.
Go to court on the return date. If you don't, the landlord can get a default judgment against you.
Bring with you:
the summons and the 14-day notice,
your lease,
rent receipts and bank or money order records,
any letter from an agency promising to pay your rent, and
photos and written repair requests, if repairs are part of the dispute.
Court contacts. The clerk's office is open 8 a.m. to 4 p.m. The civil division is at (757) 385-5682, and general court information is at (757) 385-8531.
Stage 3: Ending the Case at or Before the Return Date
Virginia's redemption statute, § 55.1-1250, gives you two early chances to end the case.
A redemption tender at the first return date (§ 55.1-1250(B)). At or before the first return date, 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. A redemption tender is a written commitment to pay, often from a local agency or charity. Ask the clerk or legal aid how the judge will treat it.
Full payment by the court date (§ 55.1-1250(C)). You, or someone paying on your behalf such as a church, charity or relative, can pay the landlord, the landlord's lawyer 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, and
court costs.
If that is paid, the statute says the unlawful detainer must be dismissed, unless the landlord's case also rests on reasons other than nonpayment.
Stage 4: After a Judgment, You Can Still Pay Up to 48 Hours Before the Sheriff
If you didn't pay by the return date and the landlord won a judgment for possession, § 55.1-1250(D) still lets you, or a third party, redeem the tenancy. You must pay everything on the unlawful detainer summons:
current rent, damages and late charges,
court costs, any civil recovery and attorney fees, and
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 catch people out:
How to pay. Under § 55.1-1250(E), redemption payments must be made by cashier's check, certified check or money order. Cash and personal checks don't qualify.
The exact amount. The same subsection says the landlord, the landlord's attorney or the managing agent must give you a written statement of all amounts owed if you ask in writing. Ask early.
The statute also says a landlord can't accept full payment of rent, damages, judgment, fees and costs and then go ahead with an eviction for nonpayment, unless the case is also based on something else (§ 55.1-1250(A)). Partial payments are different: a landlord may accept them and still get possession in some situations. Get any agreement in writing.
Stage 5: The 72-Hour Notice and the Writ of Eviction
When the landlord requests a writ of eviction, Virginia Code § 8.01-470 requires the officer carrying it out, usually the sheriff, to serve notice at least 72 hours before the eviction, with the date and time.
That notice sets your last redemption deadline: payment must be made at least 48 hours before the time on it. It is also an emergency for legal-aid purposes (see below), so call right away.
Stage 6: Appeals
You can appeal a General District Court unlawful detainer judgment to Circuit Court. Under § 8.01-129, the appeal must be noted within 10 days, and the bond posted and writ tax paid within 10 days of the judgment. The statute says an indigent defendant can't be required to post an appeal bond, so ask the clerk about the indigency paperwork immediately if you can't afford it. The statute sets other conditions too, so talk to legal aid before you file.
Who to Call in Virginia Beach
Legal Aid Society of Eastern Virginia (LASEV). LASEV serves Virginia Beach and lists housing help including eviction defense, poor conditions, public and subsidized housing issues, fair housing and eviction expungements. There are four ways to apply:
Call the Central Intake Line at (757) 827-5078, 9 a.m. to 1 p.m. on Mondays, Tuesdays, Thursdays or Fridays.
Walk into a LASEV office and complete a walk-in application (this doesn't guarantee you'll see a lawyer that day).
Apply at a LASEV outreach event.
Apply online, but not if you have a court date within 7 business days, you've been locked out or you've received a 72-hour writ of eviction. In those cases, call the intake line or walk in instead.
LASEV says it will need income information for each adult in the household. It also notes that it does not provide money for rent, so pair legal help with a rent-assistance application.
Rent help. Dial 2-1-1. The Salvation Army Hampton Roads Area Command says its rental program can pay one month's rent to stop an eviction for families in crisis in Norfolk, Virginia Beach and Chesapeake, once every two years. Referrals go through the Housing Resource Center at 757-587-4202.
Virginia Beach Eviction Checklist
Count 14 days from the notice and try to pay within that time.
Ask in writing for a statement of everything you owe.
Call LASEV at (757) 827-5078 and 2-1-1 for rent help.
Go to court on your Tuesday return date at 2425 Nimmo Parkway.
If you can pay in full, use a cashier's check, certified check or money order.
After a judgment, pay at least 48 hours before the sheriff's scheduled time.
To appeal, act within 10 days and ask about the indigency exception.
Frequently Asked Questions
How much notice must a Virginia Beach landlord give for unpaid rent? Under the version of § 55.1-1245 in effect in October 2026, 14 days' written notice before ending the lease.
Can a church or charity pay to stop my eviction? Yes. The redemption statute allows a third party to pay for you, by the court date or up to 48 hours before the sheriff's scheduled eviction.
Will I get warning before the sheriff comes? Yes, at least 72 hours, under § 8.01-470.
Does legal aid pay rent? No. LASEV says it does not provide financial assistance for rent.
Related Guides
More help in Virginia Beach
Every guide we have for Virginia Beach is listed on our Virginia Beach financial help hub. Related guides for the same area:
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