Marcia Price Bill Extending Landlord Eviction Wait Passes Senate, Heads to Abigail Spanberger

Sep 6, 2026, 4:45 PM ET

RICHMOND, VA – In a closely divided vote, the Virginia Senate approved House Bill 15 on March 10, 2026, by a tally of 21-19, sending the measure to Governor Abigail Spanberger’s desk. The legislation amends the Virginia Residential Landlord and Tenant Act by lengthening the mandatory waiting period for landlords seeking to terminate a rental agreement due to tenant nonpayment of rent. Under current law, landlords serve a written notice informing tenants of unpaid rent and intent to terminate if payment is not received within five days. HB15 extends this period to 14 days before landlords can pursue court remedies such as an unlawful detainer action.

Introduced by Delegate Marcia Price of Manassas Park, the bill was prefiled on December 22, 2025, and first offered on January 14, 2026. It quickly advanced through the House Committee on General Laws, where a subcommittee recommended reporting it out by a 7-3 margin on January 22, followed by full committee approval of 15-6 on January 27. The House passed the bill on February 2 by 63-36 after second and third readings on January 30 and February 2, respectively.

In the Senate, assigned to the General Laws and Technology Committee on February 3, the bill faced similar partisan divides. The committee reported it favorably on March 4 by 9-6, after assignment to the Housing Subcommittee on February 25. Senate procedural steps included dispensing with constitutional readings and rules suspensions on March 6, passing by for the day twice, before final passage on March 10.

The Department of Planning and Budget issued multiple fiscal impact statements throughout the process, dating back to January 20, beginning with the prefiled version and continuing through Senate passage. These assessments underscore the bill’s potential effects on state and local court systems and landlord operations, though specific figures remain tied to official releases.

Republicans in both chambers mounted unified opposition, with every no vote in the Senate matching the party’s 19-member minority and the House tally reflecting the 36-member GOP caucus. This resistance highlights longstanding concerns over balancing tenant protections with property owners’ rights to timely recourse. Small landlords, often operating mom-and-pop rental portfolios of fewer than four units, rely on swift enforcement to maintain cash flow and property upkeep. The extended 14-day window—nearly tripling the prior five-day notice—means landlords must absorb additional unpaid rent periods, potentially exacerbating financial strains amid rising maintenance costs and insurance premiums.

Proponents of strong property rights argue that such delays incentivize tenant nonpayment, as renters gain extra time without consequence, complicating efforts to re-rent units and cover mortgages. In Virginia’s competitive housing market, where vacancies already pressure owners, HB15 could prolong occupancy by delinquent tenants, deterring investment in affordable rental stock. Committee votes reveal GOP lawmakers consistently pushing back, with subcommittees and full panels showing 3-7 and 6-15 splits favoring the bill’s advancement despite minority objections.

The measure targets a specific provision in the Virginia Residential Landlord and Tenant Act, codified under Section 55.1-1245, which governs noncompliance remedies. While broader tenant protections exist, this change directly impacts the nonpayment pathway, the most common eviction trigger. Historical data from prior sessions indicate nonpayment cases dominate Virginia’s eviction filings, making efficiency critical for landlords managing limited resources.

As the bill awaits gubernatorial action, stakeholders monitor its trajectory. Passage aligns with the Democratic majorities’ 64-36 House and 21-19 Senate edges, enabling priority items under the new trifecta following November 2025 elections. Yet the razor-thin Senate margin—decided by a single vote—signals deep divisions on housing policy. Opponents emphasize that Virginia’s rental market, serving over 1.4 million households, demands measures safeguarding owners’ contractual rights without undue burdens.

Should it become law, HB15 takes effect upon enactment, altering daily operations for thousands of landlords statewide. The bill’s journey from prefile to Senate floor spanned nearly three months, marked by repeated fiscal reviews and procedural maneuvers, reflecting its contentious nature. Republican unity against it underscores a commitment to principles of limited government intervention in private agreements, prioritizing economic incentives for rental property maintenance and expansion.

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