New Virginia Laws for Homeowners22 laws from the 2026 session, in plain words, with the day each one starts
For owners, buyers, sellers and landlords: what each law says, what it means for you, what to do, and the bill to read.
22 new laws, in plain words· Leesburg, Loudoun County
Every law read October 28, 2026 on the Virginia Legislative Information System. Pictures: artist’s renderings of real places.
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All 22 laws: 15 in effect, 7 still to start. Tap a law to open it.
1In effect since July 1, 2026Deed fraudSelling? The settlement agent must check your IDBefore closing, the settlement agent checks the seller’s ID. Notaries now write down the ID used for every signature they notarize.
I'm sellingI own my home
What the law says
Before settlement, the settlement agent who records the deed must get satisfactory evidence of the seller’s identity. Every notary must also keep a record of each notarization from July 1, 2026, including the kind of ID used.
What it means for you
Have a current government photo ID ready for closing, and for any document you sign in front of a notary away from the closing table. The point is deed fraud: someone posing as the owner to sell or borrow against a home they don’t own.
What to do
Selling a home you don’t live in (a rental, an inherited house, a lot)? Tell your settlement agent early how you will sign.
Also, from July 1, 2027: New and renewing notaries must first take a state course, with one hour on real estate fraud and financial abuse of older people.
Bill: HB 163 / SB 316, Chapter 364 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
2Starts July 1, 2027 · in 246 daysDeed fraudA free alert when anything is recorded on your homeFree sign-up with the circuit court clerk; a notice when a document is filed on your property.
I own my homeI rent a home out
What the law says
Every circuit court clerk that takes land records electronically must set up a property alert system. Owners enroll at no cost and get a notice when a document affecting (or claiming to affect) the enrolled property is filed.
What it means for you
One sign-up, then you hear about a deed, a deed of trust or a lien on your home when it is filed, not months later. It matters most for a home you don’t see every day: a rental, an inherited house, a lot, a parent’s home.
What to do
Ask your county’s circuit court clerk in mid-2027 how to enroll. Enroll each property you own.
Bill: HB 163 / SB 316, Chapter 364 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
3Starts January 1, 2027 · in 65 daysInsuranceAn older shingle roof alone can’t cost you your insuranceFor the home you live in: an insurer can’t refuse you, drop you or raise your premium only because an asphalt shingle roof is old or worn.
I own my homeI'm buying
What the law says
For an owner-occupied home, an insurer can’t refuse coverage, cancel, refuse to renew or raise the premium based solely on the age or condition of an asphalt shingle roof, except in certain cases the law lists. The same law sets rules for roofing contractors: some ads and practices are banned, set terms must be in the contract, and you can cancel a roofing contract if the Governor declares a state of emergency for your area.
What it means for you
It covers the home you live in, not a home you rent out. Age alone is no longer the reason. An insurer can still act on other grounds, so keep the roof’s install date and any inspection on file. After a storm, a roofer at the door has to follow the new contract rules.
What to do
Buying an older house? Ask the seller for the roof’s install year and get your insurance quote before your inspection period ends.
Bill: HB 677 / SB 402, Chapter 657 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
4Starts July 1, 2027 · in 246 daysZoningA backyard cottage or basement apartment, allowed in single-family zonesA second, smaller home on your lot (an accessory dwelling unit) becomes allowed with a permit; permit fee $500 or less (one-time). Allowed, not required.
I own my homeMy street and townI'm buying
What the law says
Every locality must list accessory dwelling units (a second, smaller home on the same lot: a basement or garage apartment, a backyard cottage) as a permitted use in its single-family zones. You still need a permit, but the locality must issue it when you meet the law’s requirements, and the permit fee is $500 or less (one-time). The locality can’t require bigger setbacks than for the house or its sheds, stricter height, setback, lot or frontage rules than for houses in the same zone, or that the people living in it be related to you.
What it means for you
From July 1, 2027, adding a unit for a parent, a grown child or a tenant stops being a special request in most single-family neighborhoods. HOA rules are private and separate: this law is about county and city zoning.
What to do
Thinking of building one? Check your HOA’s rules and your lot’s septic or sewer first. Not the same as the county “ADU” below-market homes program, which uses the same letters.
Bill: SB 531, Chapter 895 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
5In effect since July 1, 2026NeighborsCan’t reach your own wall without the neighbor’s yard? Ask the courtIf a neighbor says no, a court can grant limited entry to repair your home’s exterior.
I own my homeI rent a home out
What the law says
If the only way to repair or maintain the outside of your home is from the land next door, and the neighbor has refused, you can petition the circuit court for a right of entry. The petition must say what the work is and how you tried to get permission. You must put their property back the way it was and pay for any actual damage.
What it means for you
Townhouse end units and houses built close together (siding, gutters, a chimney on the property line) now have a way forward when a neighbor won’t agree.
What to do
Ask in writing first and keep the answer: the petition has to show you asked.
Bill: HB 803 / SB 77, Chapter 428 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
6In effect since July 1, 2026MortgagesDivorce: one spouse can take over the mortgageOn new conventional loans, the spouse who keeps the home can take over the other’s share of the loan, if the lender finds them qualified.
I own my homeI'm buying
What the law says
Any conventional mortgage on an owner-occupied Virginia home, secured on or after July 1, 2026, must let one borrower buy out the other by assuming the other’s share of the loan with a divorce or annulment decree, if the lender finds the one keeping the home qualifies.
What it means for you
The one who keeps the house can keep the existing loan instead of refinancing into a new one. Loans made before July 1, 2026 are not covered; FHA, VA and USDA loans are not conventional loans and follow their own rules.
What to do
Getting a conventional loan now? This is in it automatically. Older loan? Ask the lender what its assumption rules are.
Bill: HB 304, Chapter 962 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
7In effect since July 1, 2026DisclosuresNear a military base? The disclosure form now says: checkThe seller’s disclosure form now tells buyers to check for noise and other effects from a nearby military base.
I'm buyingI'm selling
What the law says
The Real Estate Board’s residential property disclosure statement adds a buyer-beware line: whether the home may be affected by noise or other effects of a nearby military ground installation.
What it means for you
Virginia is buyer-beware: the seller doesn’t certify this, the buyer checks. In Northern Virginia that means places like Fort Belvoir, Marine Corps Base Quantico and Joint Base Myer-Henderson Hall.
What to do
Buying near one? Visit at different hours and look up the street’s noise.
Bill: SB 577, Chapter 510 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
8Starts January 1, 2027 · in 65 daysTaxesLand taxed at farm or forest value: buyers sign a noticeAt settlement, the buyer gets and signs a state notice on roll-back taxes (back taxes that can come due if the land stops being farmed or forested). A settlement agent who willfully skips it can be fined up to $250.
I'm buyingI'm selling
What the law says
Some land is taxed on its use (farm, forest, open space) instead of full value. If the use changes, roll-back taxes plus interest can come due. From January 1, 2027, settlement agents must give the buyer the Department of Taxation’s written notice on this and get the buyer’s signed receipt (a civil penalty of up to $250 if they willfully don’t). The disclosure form also tells buyers to check.
What it means for you
Matters for acreage: horse country in Loudoun, larger lots in Prince William, estates in Great Falls and Clifton. Plan to build, subdivide or stop farming? Roll-back taxes can follow the change.
What to do
Buying land or an estate lot? Ask the county’s tax office whether it is in a land-use program before you go under contract.
Bill: SB 649, Chapter 309 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
9In effect since July 1, 2026TitleOld discriminatory deed language: you’ll be told you can remove itSettlement agents must tell buyers of the right to remove a prohibited covenant found in the title search.
I'm buying
What the law says
If the title search turns up a prohibited restrictive covenant in a deed or other record on the home, the settlement agent must tell the buyer about the buyer’s right to remove it.
What it means for you
Some older deeds still carry language that once tried to limit who could buy or live in a home. It can’t be enforced; now you hear about it, and how to remove it, at settlement.
What to do
Nothing to do before closing. If it comes up, your settlement agent explains the steps.
Bill: HB 39, Chapter 359 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
10Starts January 1, 2027 · in 65 daysZoningChurches and nonprofits can build affordable homes by rightNo rezoning or special permit; at least 60% affordable for 30 years. January 1, 2027 to January 1, 2031.
My street and town
What the law says
Zoning must allow housing by right on land owned by tax-exempt religious organizations and certain nonprofits: no rezoning, special exception, special use permit or other discretionary approval. At least 60% of the homes must be affordable, for at least 30 years. The homes pay local property tax once built unless the locality exempts them. Ends January 1, 2031 unless renewed.
What it means for you
A church parking lot or a nonprofit’s land near you could get homes without a public hearing. The law ends January 1, 2031 unless renewed.
What to do
Curious what’s planned near a house? Check the county’s permits and our monthly map.
Bill: SB 388 / HB 1279, Chapter 1009 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
11In effect since July 1, 2026ZoningManufactured homes: allowed wherever a site-built house isZoning can’t treat a manufactured home more strictly than a site-built single-family house in the same zone.
My street and town
What the law says
Localities must allow manufactured homes in every zoning district where site-built houses are allowed (with certain conditions), and can’t treat them more strictly than a site-built single-family house in the same district. Before, the state rule covered only agricultural zones.
What it means for you
This law limits county and city zoning. It doesn’t mention HOA rules, which are private covenants.
What to do
Buying in a neighborhood without an HOA? Read the deed restrictions, if any, for what can be built.
Bill: HB 655 / SB 346, Chapter 19 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
12In effect since July 1, 2026ZoningBigger counties need a zone for small-lot housesCounties and cities of 50,000+ people must have a zone where a house can sit on a lot as small as 3,000 sq ft (about 1/15 of an acre). Allowed, not required: no one has to build.
My street and town
What the law says
Every county or city with 50,000 or more people must adopt, keep and map at least one zoning district where a single-family house can sit on a lot whose minimum size is 3,000 square feet or less (about 0.07 acre, roughly 1/15 of an acre; an acre is 43,560 sq ft), with no required lot width over 30 feet, and no setback, coverage or density rule that would block it. Historic districts are left out.
What it means for you
Before: each county and city set its own smallest lot for a house. After: Fairfax, Loudoun, Prince William, Arlington and Alexandria must each have at least one zone, on the map, where a house can sit on a lot as small as 3,000 sq ft. The smaller cities (Fairfax, Falls Church, Manassas, Manassas Park) are under 50,000. It is permission, not a requirement: no owner has to build, sell or divide anything, and nothing changes on a lot until the county puts the new zone on it. Expect more small detached houses where it does.
What to do
Comparing a small-lot house with a townhouse? Ask about the HOA, the yard and who maintains what.
Bill: HB 1212, Chapter 751 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
13In effect since July 1, 2026ZoningParking minimums capped in designated areasIn the areas the law defines, a county can require at most 1 parking space per house or townhouse, and 1 for every 2 apartments.
My street and town
What the law says
In the areas the law designates, a locality can’t require more than 1 parking space per home for one- and two-family houses and townhouses, or 0.5 per home for apartments and mixed-use buildings. Elsewhere, any locality over 20,000 people must offer an administrative cut of at least 20%.
What it means for you
It applies when new homes get zoning approval, not to homes already built. These are the most a county can require; a builder can still build more. In new communities, street parking may matter more: look at it before you buy.
What to do
Touring a new townhouse? Ask how many spaces come with it and what the HOA’s parking rules are.
Bill: HB 888 / HB 262, Chapter 1075 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
14In effect since July 1, 2026Data centersA data center next to homes? A sound study comes firstBefore a rezoning or special permit: a sound study on homes and schools within 500 feet.
My street and townI'm buying
What the law says
Before a locality approves a rezoning, special exception or special use permit for a new high energy use facility (a data center), the applicant must study its sound on homes and schools within 500 feet of the property line. The locality may also ask about water, farmland, parks, historic sites and forest. Smaller expansions of already-approved sites (up to 100 more megawatts) are left out.
What it means for you
The study comes before the vote, so neighbors can read it and speak at the hearing.
What to do
Buying near a data center site? See the map of every parcel and check the noise at the address.
Bill: HB 153 / SB 94, Chapter 567 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
15Starts January 1, 2027 · in 65 daysEnergyPlug-in solar panels: your town can’t ban themNo local ban on small portable solar devices on a home; no utility fee or approval.
I own my homeI rent a home out
What the law says
A locality can’t prohibit a small portable solar generation device (a small panel that plugs into an outlet) on a home, if the law’s requirements are met. Utilities can’t require interconnection, charge a fee or require approval for one. Tenants may install them, and landlords can’t forbid that in certain circumstances.
What it means for you
A balcony or deck panel becomes a do-it-yourself option. HOA rules are not mentioned in the summary; check yours.
What to do
Landlords: read the law’s conditions before you answer a tenant’s request.
Bill: HB 395 / SB 250, Chapter 1052 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
16Starts January 1, 2027 · in 65 daysEnergyRooftop solar deals need a full written contractWritten terms and disclosures for solar sales, leases and power purchase agreements; up to $2,500 per willful violation.
I own my homeI'm buyingI'm selling
What the law says
Any sale, lease or power purchase agreement for a home solar system needs a written contract with set terms (the company, the system design, any performance or production guarantee, invoices and payments) and set disclosures. A willful violation can cost the company up to $2,500 each.
What it means for you
Leased panels stay with the house when it sells, so the contract matters to the next owner too.
What to do
Buying a home with solar? Ask the seller early whether the panels are owned or leased, and for the contract.
Bill: HB 1439 / SB 823, Chapter 851 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
17In effect since July 1, 2026InspectionsSeptic inspections: a 10-business-day report and a 30-inch ruleA tank lid or inspection port under more than 30 inches of soil doesn’t count as “readily accessible”. The written report is due within 10 business days.
I'm buyingI'm selling
What the law says
A septic part isn’t “readily accessible” if uncovering its tank lid, distribution box or inspection port means removing more than 30 inches of soil or other surface material. The inspector’s written report is due within 10 business days of the start of the inspection unless you agree otherwise in writing, and must say whether the system works as intended. The inspector no longer reports the advertised bedroom count.
What it means for you
Ten business days is about two weeks on the calendar. Many home inspection contingencies are shorter than that, so a septic report can arrive after your deadline.
What to do
Buying a home on septic (Great Falls, Clifton, western Loudoun)? Make the contingency long enough, or agree on a faster report in writing.
Bill: HB 1178 / SB 401, Chapter 267 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
18In effect since July 1, 2026Help to buyCounty and school workers: homebuying grants can be biggerThe $25,000 cap on local employee homeownership grants is gone.
I'm buying
What the law says
Localities can give their own employees, school board staff and constitutional officers’ staff homeownership grants to buy a home in the locality. The law removes the old $25,000 limit (per grant and lifetime), and the Virginia Housing price and income guidelines no longer have to apply.
What it means for you
Each locality decides whether it offers a grant and how much. Nothing is automatic.
What to do
Work for a county, city or school system? Ask HR whether it has a homeownership grant.
Bill: HB 164 / SB 328, Chapter 78 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
19In effect since July 1, 2026Help to buyFirst-time buyers of new homes: water and sewer fees may be paid backA locality may reimburse water and sewer connection fees for first-time buyers of new homes.
I'm buying
What the law says
A locality may pay back all or part of the water and sewer connection fees, capital recovery charges and availability fees for a first-time buyer of a new home. Localities with an affordable dwelling unit ordinance may waive them for homes under it.
What it means for you
It’s optional for each locality, not a promise.
What to do
Buying new construction as a first-time buyer? Ask the builder and the county whether these fees are reimbursed.
Bill: HB 1144, Chapter 449 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
20In effect since July 1, 2026LandlordsLate rent: the written notice gives 14 days, not 5After a written late-rent notice, the tenant now has 14 days to pay (it was 5) before the landlord can move to end the lease.
I rent a home out
What the law says
After a landlord serves written notice of unpaid rent and of the intent to end the lease if it isn’t paid, the landlord must wait 14 days (it was 5) before going ahead with ending the lease.
What it means for you
The first step after a missed rent now takes 9 more days, before any court date. Keep a cash cushion of at least one month’s mortgage on each rental.
What to do
Use a notice that gives 14 days, and serve it in writing.
Bill: HB 15 / SB 48, Chapter 353 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
21In effect since July 1, 2026LandlordsRent by check or money order must be acceptedChecks and money orders accepted; no marked-up payment fees; no repair fees unless the tenant broke the law.
I rent a home out
What the law says
Landlords under the Virginia Residential Landlord and Tenant Act must accept rent and security deposits by check and by money order. A payment fee can’t exceed what a third party actually charges the landlord to process it, and a landlord can’t charge a fee for maintenance or repairs unless the tenant’s breach of the Act caused them.
What it means for you
An online portal is still fine, as long as a check is also accepted and the portal fee isn’t marked up.
What to do
Update your lease and payment instructions to say checks and money orders are accepted.
Bill: HB 1005 / SB 313, Chapter 722 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
22In effect since July 1, 2026LandlordsCentral air you supply is now an essential serviceLandlord-supplied central A/C, working when the lease began, joins the essential services list.
I rent a home out
What the law says
Central air conditioning is an essential service under the Act when the landlord supplies it and it was working, or said to be working, on the date the lease took effect.
What it means for you
It sits on the same list as heat, running water and electricity, so a summer breakdown can’t wait.
What to do
Before the tenant moves in, have the system serviced and note in the written move-in report that it works.
Bill: HB 519, Chapter 624 of the 2026 Acts of Assembly. Read at the Virginia Legislative Information System, October 28, 2026.
None of these start on that date for you. Tap the date again to see all of yours.
Pick who you are. The dates show how many of your laws are in effect and how many are still to come.
Checked October 28, 202622 laws, each at its bill pageNext update: after the 2027 session
Quick answer
Virginia’s 2026 session passed 22 laws that matter to homeowners. Since July 1, 2026: settlement agents check a seller’s ID, a late-rent notice gives 14 days (it was 5), and new conventional mortgages let one spouse keep the loan in a divorce. From January 1, 2027: an older shingle roof alone can’t cost you your home insurance, and towns can’t ban plug-in solar. From July 1, 2027: a free alert when anything is recorded on your home, and backyard cottages allowed in single-family zones with a permit fee of $500 or less. Each law below links to its bill.
The 2026 laws, in six numbers
From the bills themselves, October 28, 2026
Each number is in the law named on its card below. Read October 28, 2026.
Drawn to scale
The new rules, made visible.
Four of the new rules are numbers. Here they are, drawn to scale. Tap a drawing’s law to open it.
Late rent: the new wait
Day 0: the landlord serves a written notice of unpaid rent.
Until June 30, 2026
Since July 1, 2026
9 more days to pay before a landlord can move to end the lease for unpaid rent. For owners who rent a home out, the first step after a missed rent now takes two weeks, not five days.
The small-lot house
1/15of an acre: the smallest lot the new zone must allow (30 ft × 100 ft = 3,000 sq ft). A quarter acre is about 3½ times bigger.
The land (the lot)The house on it
- Before: each county and city set its own smallest lot for a house.
- After (since July 1, 2026): counties and cities of 50,000 or more (Fairfax, Loudoun, Prince William, Arlington and Alexandria) must each have at least one zone, on the map, where a house can sit on a lot as small as 3,000 sq ft, and can’t require a lot wider than 30 ft there.
- Permission, not a requirement: no one has to build, sell or divide a lot, and nothing changes on a lot until the county puts the new zone on it.
Drawn to scale. The houses show one way a house could sit on each lot; the law sets the lot, not the house size.
The data center sound ring
Before a county votes on a rezoning or special permit for a new data center, the applicant must study its sound on homes and schools within 500 feet of the site’s property line: about 1⅔ football fields. This study is new with this law. An example site, drawn to scale.
The 30-inch septic rule
A tank lid or inspection port under more than 30 inches of soil doesn’t count as “readily accessible”. If the lids on a house you’re buying are buried that deep, ask before the inspection how they will be reached.
The written report: within 10 business days of the start of the inspection, about two weeks on the calendar, unless you agree otherwise in writing.
An inspection that starts on a Monday: business days 1 to 10 in navy, the weekends (S) in gray.
Coming up
The next start date.
Laws that start on January 1 and July 1, 2027, counted down in Eastern time.
How we check
Every law, read at the source.
The official bill page decides, never a headline.
Our rules. We only say what the law’s official summary says, in plain words, and we name the bill so you can read it. When a law leaves something to each county (grants, fee refunds), we say so. This is not legal advice: for your own case, ask a Virginia attorney.
Questions
What people ask about the new laws.
When do new Virginia laws take effect?
Most new Virginia laws take effect on July 1 after the General Assembly session. Some have a delayed date written into them: several 2026 laws for homeowners start January 1, 2027, and two start July 1, 2027.
Is there a new Virginia law about roofs and home insurance?
Yes. From January 1, 2027 (HB 677 / SB 402, Chapter 657), an insurer can't refuse, cancel, refuse to renew or raise the premium on an owner-occupied home based solely on the age or condition of an asphalt shingle roof, except in certain cases the law lists.
Can I build an accessory dwelling unit in Virginia?
From July 1, 2027 (SB 531, Chapter 895), every locality must allow accessory dwelling units as a permitted use in single-family zones, with a permit fee of $500 or less. HOA rules are separate and can still apply.
How many days does a Virginia pay-or-quit notice give a tenant now?
14 days, up from 5, for notices under the Virginia Residential Landlord and Tenant Act since July 1, 2026 (HB 15 / SB 48, Chapter 353).
How do I protect my home from deed fraud in Virginia?
From July 1, 2027, circuit court clerks that take land records electronically must offer a free property alert: enroll your home and you get a notice when a document on it is filed (HB 163 / SB 316, Chapter 364). Since July 1, 2026, settlement agents must check a seller's ID before settlement.
Does the new divorce mortgage law apply to my loan?
Only to conventional loans on an owner-occupied Virginia home secured on or after July 1, 2026 (HB 304, Chapter 962), and only if the lender finds the spouse keeping the home qualifies.
Where can I read the laws themselves?
Every law on this page links to its page on the Virginia Legislative Information System (lis.virginia.gov), with the bill text, the chapter number and the history.
Your next step
Wondering what a new law means for your house?
Tell me what you’re planning: selling, buying, renting it out or adding a unit. I’ll point you to the laws that apply and the questions to ask your settlement agent or attorney. In English or Arabic.
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