If you’re a landlord or property manager in Virginia searching for “what is a 21/30 day notice to quit Virginia” or “21 30 notice Virginia,” you’ve come to the right place. As a real-estate attorney who has drafted and reviewed thousands of eviction notices across the Commonwealth for over a decade, I created this comprehensive resource so you can understand exactly when and how to use Virginia’s unique 21/30-day notice, avoid costly mistakes, and download my battle-tested, attorney-reviewed template 100% free.
In Virginia, the “21/30 notice” (sometimes written as 21-30 or 21/30) is the statutory pay-or-quit notice required under Virginia Code § 55.1-1245(F) when a tenant is late on rent. It is officially called a Notice to Pay or Quit and gives the tenant:
This hybrid timeline is why Virginia landlords universally refer to it as the “21/30 notice.” It is the only notice that allows you to demand payment of rent while still preserving your right to file an unlawful detainer if the tenant neither pays nor vacates.
Use this specific notice ONLY in these situations:
Important: If the tenant has received a prior 21/30 notice for nonpayment within the last 12 months and is late again, you may serve an unconditional 5-day notice instead (Va. Code § 55.1-1245(F)(2)).
Click here to download the free Microsoft Word .docx template (updated for 2025 law changes)
This template has been used successfully by hundreds of Virginia landlords and management companies I’ve worked with. It includes:
Step-by-step instructions from my decade of courtroom experience:
| Date of Notice: November 19, 2025 |
| Tenant Name(s): John Doe |
| Premises: 123 Main St, Apt 4B, Richmond, VA 23220 |
| Amount Due: $2,400.00 (rent for November 2025) + $150 late fee = $2,550.00 |
| Deadline: If you have resided here 5 or more years, you have until December 20, 2025 (30 days after service) to pay or vacate. |
In my career I’ve seen judges dismiss unlawful detainers for these errors:
| Notice Type | Time Given | When to Use | Statute |
|---|---|---|---|
| 21/30 Pay or Quit | 21 or 30 days | Nonpayment of rent | § 55.1-1245(F) |
| 30-Day Notice to Cure or Quit | 30 days | Lease violations (pets, noise, etc.) | § 55.1-1245(A) |
| 5-Day Unconditional Quit | 5 days | Repeat nonpayment within 12 months | § 55.1-1245(F)(2) |
| Immediate Notice | None | Illegal activity or serious damage | § 55.1-1245(C) |
As of July 1, 2025, Virginia now requires landlords to include the following statement verbatim on all pay-or-quit notices: “You may have rights under the Virginia Residential Landlord and Tenant Act, including the right to redeem the premises by paying all amounts due prior to the court hearing date.” My free template already contains this language.
Can I email the 21/30 notice?
Only if the tenant has previously agreed in writing to accept electronic service.
Do weekends and holidays count in the 21/30 days?
Yes. Virginia does not exclude non-business days for this notice.
What if the tenant pays on day 20 of a 30-day notice?
You must accept the payment and the tenancy continues (unless you have a valid non-waiver clause).
► Download the 2025 Virginia 21/30 Notice Template (Word .docx)
The information in this article and the downloadable template are for informational purposes only and do not constitute legal advice. Landlord-tenant laws change frequently. Always consult a licensed Virginia attorney or your local general district court clerk for your specific situation. Sources: Virginia Code §§ 55.1-1200 et seq. (Virginia Residential Landlord and Tenant Act) and IRS.gov guidance on escrow accounts where applicable.