Midnight leaks, rising insurance, a surprise notice from Codes Compliance: owning rentals in Williamsburg isn’t passive income; it’s a moving target. In 2026, the owners who sleep well at night treat compliance as profit protection.
This guide distills Virginia and the City of Williamsburg rules, deposits, notices, inspections, and fair housing so you can keep cash flow steady and avoid costly missteps.
The Big Four: Your 2026 Compliance Checklist
1) Virginia Residential Landlord & Tenant Act (VRLTA) – Core Money & Paperwork Rules
Security deposit: Maximum of two months’ rent. After move-out, send an itemized deduction list and return any remaining balance within 45 days.
Application fee: Up to $50 ($32 for HUD housing), exclusive of any actual out-of-pocket expenses paid by the landlord to a third party performing background, credit, or other pre-occupancy checks on the applicant. Any separate application deposit must be refundable.
Late fee: This is included in the lease and capped at the lesser of 10% of the monthly rent or 10% of the unpaid balance.
Notices: If you own more than four rentals (including particular 10% interests), give 60 days’ written notice for rent increases or non-renewal, unless there’s a breach.
Required disclosure: At signing, provide Virginia’s Statement of Tenant Rights and Responsibilities.
2) Virginia Fair Housing Law
Fair Housing—source of funds: It’s illegal to deny, deter, or treat applicants differently because they pay with lawful funds (e.g., vouchers, SSI). Never advertise “no vouchers.”
Small-landlord carve-out: If you own four or fewer Virginia rentals (count certain ≤10% interests), you’re not required to participate in a specific voucher program. Others must comply. You have up to 15 days for third-party approvals.
Screening done right: If you use an income multiple (e.g., 3× rent), calculate it on the tenant’s out-of-pocket share only when a subsidy covers the rest. Apply all criteria consistently and document decisions.
3) City of Williamsburg Rental Property Inspection Program
Rentals in designated inspection districts must pass initial and periodic inspections and maintain an active certificate of compliance; failed rechecks may incur fees.
Before listing or renewing, verify the address on the city map, complete the required forms, and account for fees. The Codes Compliance Division administers the program.
4) Building, Property Maintenance & Permitting (USBC + Local)
Virginia follows the Uniform Statewide Building Code (USBC) and the Virginia Existing Building Code. If your project needs a permit, file with the City of Williamsburg Codes Compliance Division and schedule required inspections to close out the permit and keep the property compliant.
Williamsburg-Specific Zoning/Occupancy That Trips Up Owners
Unrelated-person limits: Single-family dwellings generally limit to three unrelated persons, with an administrative path to four if §21-619 criteria are met (parking, layout, location, etc.). Some multifamily districts have their own caps.
Business license (BPOL): If your rental activity constitutes doing business in the City, a business license may be required; confirm thresholds and renewals with the Commissioner of the Revenue.
FAQ
I own a 4-unit building in Williamsburg. What rules matter most for 2026?
Focus on VRLTA (deposits/fees/notices), Virginia Fair Housing (source-of-funds), City rental inspections/zoning, and USBC permitting.
Biggest mistake with security deposits?
Missing the 45-day return window and failing to provide a proper itemized deduction statement required by VRLTA.
A broker says a tenant’s voucher won’t cover the full rent; can I deny them?
You can’t deny using a voucher (unless you qualify for the small-landlord exemption); base income tests on the tenant’s share and you may decline if required approvals or rent limits aren’t met.
Finish Strong: Turn Compliance Into Profit
A compliant property isn’t just “legal”, it’s predictable, insurable, and more valuable. In Williamsburg, mastering VRLTA money rules, fair housing (source-of-funds), city inspections, and USBC permitting reduces risk, stabilizes cash flow, and protects resale value.
Annual audits, straightforward leases, and documented processes turn surprises into planned line items.
Get proactive compliance, transparent budgeting, and tenant-ready documentation, managed end-to-end. One Door Realty builds a 2026 plan for your property, aligns it with city and state requirements, and monitors the details so you don’t have to.
Let’s protect your assets and boost your NOI. Contact us today!
Additional Resources
Property Management Onboarding Checklist for Your New Rental Property
Property Management Software Guide for Williamsburg Landlords
