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HB834 • 2026

Virginia Residential Landlord and Tenant Act; fire or casualty damage, termination by landlord.

An Act to amend and reenact § 55.1-1240 of the Code of Virginia, relating to Virginia Residential Landlord and Tenant Act; fire or casualty damage; termination by landlord.

Housing Technology
Enacted

This bill passed the Legislature and reached final enactment based on the latest official action.

Sponsor
McClure
Last action
2026-05-14
Official status
Acts of Assembly Chapter
Effective date
Not listed

Plain English Breakdown

Checked against official source text during the last sync.

Virginia Law Changes Rules About Landlords Ending Leases Due to Damage

This law changes how landlords can end leases when a rental property is damaged by fire or other disasters.

What This Bill Does

  • Requires landlords to try talking with tenants about alternatives before ending the lease if damage happens.
  • Allows landlords to offer another similar apartment in the same building as an alternative to ending the lease.
  • Gives tenants more time (21 days) to respond after receiving a notice from their landlord about ending the lease due to damage.
  • Requires landlords to recheck the extent of damage and if the place is livable, if asked by the tenant within 7 days of getting a termination notice.

Who It Names or Affects

  • Landlords who own rental properties in Virginia.
  • Tenants living in damaged rental units in Virginia.

Terms To Know

Substantially impaired
When a place is so badly damaged that it can't be used normally or safely.
Casualty damage
Damage caused by events like fires, floods, or other disasters.

Limits and Unknowns

  • The law only applies to rental properties in Virginia.
  • Landlords don't have to offer another apartment if the original damage was caused by the tenant's actions.
  • This new rule starts on January 1, 2027.

Amendments

These notes stay tied to the official amendment files and metadata from the legislature.

HB834G

2026-04-11 • Governor

Governor's Recommendation

Plain English: (HB834) GOVERNOR'S RECOMMENDATION 1.

  • (HB834) GOVERNOR'S RECOMMENDATION 1.
  • Line 43, enrolled strike all of line 43
HB834ASC1

2026-03-03 • Committee

General Laws and Technology Amendment

Plain English: OFFERED FOR CONSIDERATION 3/03/2026 HB 834 GENERAL LAWS AND TECHNOLOGY 1.

  • OFFERED FOR CONSIDERATION 3/03/2026 HB 834 GENERAL LAWS AND TECHNOLOGY 1.
  • After line 46, engrossed insert 2.
  • That the provisions of this act shall become effective on January 1, 2027.
HB834AS1

2026-03-05 • Committee

General Laws and Technology Amendment

Plain English: 3/05/2026 (HB834) AMENDMENT(S) PROPOSED BY THE SENATE GENERAL LAWS AND TECHNOLOGY 1.

  • 3/05/2026 (HB834) AMENDMENT(S) PROPOSED BY THE SENATE GENERAL LAWS AND TECHNOLOGY 1.
  • After line 46, engrossed insert 2.
  • That the provisions of this act shall become effective on January 1, 2027.
HB834EDOC

2026-03-10 • Senate

Senate Amendment

Plain English: 3/10/2026 (HB834) AMENDMENT(S) PROPOSED BY THE SENATE GENERAL LAWS AND TECHNOLOGY 1.

  • 3/10/2026 (HB834) AMENDMENT(S) PROPOSED BY THE SENATE GENERAL LAWS AND TECHNOLOGY 1.
  • After line 46, engrossed insert 2.
  • That the provisions of this act shall become effective on January 1, 2027.

Bill History

  1. 2026-05-14 Governor

    Approved by Governor-Chapter 1117 (Effective 1/1/2027)

  2. 2026-05-14 Governor

    Acts of Assembly Chapter text (CHAP1117)

  3. 2026-04-22 House

    Communicated to Governor

  4. 2026-04-22 Governor

    Governor's Action Deadline 11:59 p.m., May 23, 2026

  5. 2026-04-22 House

    House concurred in Governor's recommendation (66-Y 33-N 0-A)

  6. 2026-04-22 Senate

    Passed by for the day (Voice Vote)

  7. 2026-04-11 Governor

    Governor's recommendation received by House

  8. 2026-04-01 House

    Fiscal Impact Statement from Department of Planning and Budget (HB834)

  9. 2026-03-31 House

    Enrolled Bill communicated to Governor on March 31, 2026

  10. 2026-03-31 Governor

    Governor's Action Deadline 11:59 p.m., April 13, 2026

  11. 2026-03-31 House

    Enrolled Bill communicated to Governor on March 31, 2026

  12. 2026-03-31 Governor

    Governor's Action Deadline 11:59 p.m., April 13, 2026

  13. 2026-03-31 House

    Signed by Speaker

  14. 2026-03-31 House

    Enrolled Bill communicated to Governor on March 31, 2026

  15. 2026-03-31 Governor

    Governor's Action Deadline 11:59 p.m., April 13, 2026

  16. 2026-03-30 Senate

    Signed by President

  17. 2026-03-30 House

    Enrolled

  18. 2026-03-30 House

    Bill text as passed House and Senate (HB834ER)

  19. 2026-03-11 House

    Senate amendment agreed to by House (66-Y 32-N 0-A)

  20. 2026-03-10 Senate

    Read third time

  21. 2026-03-10 Senate

    Read third time

  22. 2026-03-10 Senate

    Read third time

  23. 2026-03-10 Senate

    Engrossed by Senate as amended

  24. 2026-03-10 General Laws and Technology

    General Laws and Technology Amendment agreed to

  25. 2026-03-10 Senate

    Passed Senate with amendment (21-Y 19-N 0-A)

  26. 2026-03-09 Senate

    Read third time

  27. 2026-03-09 Senate

    Passed by for the day

  28. 2026-03-09 Senate

    Passed by for the day

  29. 2026-03-06 Senate

    Rules suspended

  30. 2026-03-06 Senate

    Passed by for the day

  31. 2026-03-06 Senate

    Constitutional reading dispensed Block Vote (on 2nd reading) (39-Y 0-N 0-A)

  32. 2026-03-06 Senate

    Passed by for the day Block Vote (Voice Vote)

  33. 2026-03-04 General Laws and Technology

    Reported from General Laws and Technology with amendment (9-Y 6-N)

  34. 2026-03-03 Senate

    Senate committee offered

  35. 2026-02-25 Housing

    Assigned GL&T sub: Housing

  36. 2026-02-10 Senate

    Constitutional reading dispensed (on 1st reading)

  37. 2026-02-10 General Laws and Technology

    Referred to Committee on General Laws and Technology

  38. 2026-02-09 House

    Read third time and passed House (68-Y 30-N 0-A)

  39. 2026-02-06 House

    Read second time and engrossed

  40. 2026-02-05 House

    Read first time

  41. 2026-02-03 General Laws

    Reported from General Laws (18-Y 3-N)

  42. 2026-01-29 Housing/Consumer Protection

    Subcommittee recommends reporting (9-Y 1-N)

  43. 2026-01-26 Housing/Consumer Protection

    Assigned HGL sub: Housing/Consumer Protection

  44. 2026-01-23 House

    Fiscal Impact Statement from Department of Planning and Budget (HB834)

  45. 2026-01-13 House

    Prefiled and ordered printed; Offered 01-14-2026 26104720D

  46. 2026-01-13 General Laws

    Referred to Committee on General Laws

Official Summary Text

Virginia Residential Landlord and Tenant Act; fire or casualty damage; termination by landlord.
Requires a landlord, prior to giving a tenant 21 days' notice of his intention to terminate the rental agreement for a dwelling unit that has been damaged or destroyed by fire or casualty, to (i) make a reasonable effort to meet with the tenant to discuss reasonable alternatives and offer the tenant a substantially similar dwelling unit, if one is available, or (ii) determine that the damage was caused by the tenant's failure to maintain the dwelling unit in accordance with relevant law. Current law allows the landlord to terminate such agreement by giving the tenant 14 days' notice of his intention to terminate on the basis of the landlord's determination that such damage requires the removal of the tenant and that the use of the premises is substantially impaired. The bill requires the landlord, upon receiving a request from the tenant after the tenant has received such notice, to reevaluate the extent of damage and habitability of such dwelling unit unless the landlord has determined that the damage was caused by the tenant's failure to maintain the dwelling unit. The bill has a delayed effective date of January 1, 2027.

Current Bill Text

Read the full stored bill text 
An Act to amend and reenact §
55.1-1240
of the Code of Virginia, relating to Virginia Residential Landlord and Tenant Act; fire or casualty damage; termination by landlord.
Be it enacted by the General Assembly of Virginia:
1. That §
55.1-1240
of the Code of Virginia is amended and reenacted as follows:
§
55.1-1240
. Fire or casualty damage.
A.
If the dwelling unit or premises is damaged or destroyed by fire or casualty to an extent that the tenant's
use and
enjoyment of the dwelling unit is substantially impaired or
required
the unit requires
repairs
that
can only be accomplished if the tenant vacates the dwelling unit, either the tenant or the landlord may terminate the rental agreement.
B.
The tenant may terminate the rental agreement by vacating the premises and
,
within
14
21
days thereafter, serving on the landlord a written notice of his intention to terminate the rental agreement, in which case the rental agreement terminates as of the date of vacating. If continued occupancy is lawful, §
55.1-1411
shall apply.
C.
The landlord may terminate the rental agreement by giving the tenant
14
21
days' notice of his intention to terminate the rental agreement
on the basis of the landlord's determination that such damage requires the removal of the tenant and that the use of the premises is substantially impaired, in which case
, if, prior to giving the tenant such notice, he has:
1. (i) Met with or made a reasonable effort to meet with the tenant to discuss the extent of the damage to the tenant's dwelling unit and whether any reasonable alternatives to terminating the rental agreement are available and (ii) determined whether a substantially similar dwelling unit within the same complex is available for rent within a reasonable time for the tenant to move into such dwelling unit and, if so, offered to rent such unit to the tenant under the terms of the tenant's current rental agreement. If the landlord has met the requirements of this subdivision and the landlord has determined that the use of the premises is substantially impaired and the damage to the tenant's dwelling unit requires the removal of the tenant,
the rental agreement
terminates
shall terminate
as of the expiration of the notice period
; or
2. Determined that the fire or casualty damage was caused by the tenant's violation of §
55.1-1227
.
D. Within seven days of receiving the termination notice pursuant to subsection C, a tenant may make a written request to have the landlord reevaluate the extent of the damage and habitability of the dwelling unit. The landlord shall involve the tenant in the reevaluation process. If, after meeting with the tenant or making a reasonable effort to meet with the tenant, the landlord determines that the use of the premises is substantially impaired and the damage to the tenant's dwelling unit requires the removal of the tenant, the rental agreement shall terminate at the expiration of the original notice period.
E.
If the rental agreement is terminated, the landlord shall return all security deposits in accordance with §
55.1-1226
and prepaid rent, plus accrued interest, recoverable by law unless the landlord reasonably believes that the tenant, an authorized occupant, or a guest or invitee of the tenant was the cause of the damage or casualty, in which case the landlord shall provide a written statement to the tenant for the security and prepaid rent, plus accrued interest based upon the damage or casualty, and may recover actual damages sustained pursuant to §
55.1-1251
. Proration for rent in the event of termination or apportionment shall be made as of the date of the casualty.
2. That the provisions of this act shall become effective on January 1, 2027.