Most disputes between Arlington landlords and tenants come down to a handful of numbers in the Virginia Residential Landlord and Tenant Act (VRLTA) and the Uniform Statewide Building Code. Here are the ones that matter, as of 2026. This is a practical summary, not legal advice; the county's Tenant–Landlord page and the statute are the sources.
Does the VRLTA apply to you?
If you own and rent three or more dwelling units in Virginia, the VRLTA applies regardless of what your lease says. If you rent one or two, you can opt in through the lease, and most professional leases do, because the Act's rules are clearer and more enforceable than improvising. Either way, the building code and Fair Housing law apply to everyone.
Security deposits
- Maximum: two months' rent. One month is standard in Arlington.
- Return deadline: 45 days after the tenant vacates, with an itemized list of any deductions.
- Allowed deductions: unpaid rent, utilities and fees, and damage beyond normal wear and tear. A documented move-in and move-out inspection with photos is what makes a deduction stick.
- Interest is not required unless your lease promises it. The deposit can't be applied as last month's rent by the tenant.
Notices
- Non-renewal or ending a month-to-month tenancy: at least 30 days' written notice, aligned to the rental period.
- Nonpayment: a written 5-day pay-or-quit notice before filing.
- Lease violations: a written 21/30-day notice — 21 days to cure, tenancy ends on day 30 if not cured.
- Rent increases: cannot take effect mid-lease; give written notice before renewal. Virginia has no rent control.
Entering the unit
Arlington County's guidance calls for at least 72 hours' notice for non-emergency entry, and entry at reasonable times. Emergencies are the exception. Tenants can't unreasonably refuse, but a pattern of short-notice visits is the fastest way to end up in front of the Tenant–Landlord Commission.
Heat, air conditioning and repairs
- Heat must be available from October 15 through May 1.
- Air conditioning isn't required — but if you supply it, it must work from May 15 through October 1.
- Repairs: if a written repair request isn't addressed within 14 days, the tenant may hire a licensed contractor and deduct up to the greater of $1,500 or one month's rent, with receipts. Fast response is cheaper than that.
- Tenants can't withhold rent on their own; rent escrow requires a court order. They can call Arlington Code Enforcement (703-228-3232), which can inspect and fine.
Fair housing
Federal law protects race, color, religion, national origin, sex, familial status and disability; Virginia adds protections including source of income, sexual orientation, gender identity, military status and elderliness. Assistance and emotional-support animals must be accommodated with documentation, regardless of a no-pet policy. Written, consistently applied screening criteria protect you here.
What a manager does with all this
We run every notice, deposit and repair on these timelines, keep the paper trail, and attend inspections. If you self-manage, put these dates on a calendar — the 45-day deposit return and the 14-day repair window are the two that most often cost owners money.