Virginia security deposit law
What can a landlord deduct from a security deposit in Virginia?
The short answer
In Virginia, generally only unpaid rent, damage beyond normal wear and tear, and other charges the lease and Va. Code § 55.1-1226 actually allow, each listed in an itemized statement. Ordinary wear, worn carpet, faded paint, small nail holes, cannot be charged to you.
Virginia law limits deductions to real, provable losses: unpaid rent, cleaning to return the unit to its move-in condition, and repairs for damage beyond normal wear and tear, under Va. Code § 55.1-1226. Every deduction must appear in an itemized statement.
What cannot be deducted: ordinary wear and tear. That includes carpet worn by normal walking, paint faded by sunlight, minor scuffs, and small nail holes from hanging pictures. Time and normal living cause these; tenants do not pay for them.
The common overreaches to challenge: full repainting after a multi-year tenancy, carpet replacement charged at new-carpet prices with no age adjustment, generic "cleaning fees" with no invoice, and charges for conditions documented at move-in.
If a deduction fails these tests, dispute it in writing: a demand letter citing Va. Code § 55.1-1226 that walks through each charge and why it is unlawful. Landlords drop weak deductions quickly when a tenant shows they know the standard, because defending them in court costs more than the charge.
The Virginia rules at a glance. Governing statute: Va. Code § 55.1-1226. Return deadline: 45 days. Statutory damages: damages equal to the deposit for wrongful withholding. Court for disputes: General District Court, claims up to $5,000.
Looking for the rules beyond this state? My landlord never did a move-in inspection. Does that matter?
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