Virginia Homestead Deed (Declaration of Homestead Exemption)

Virginia Homestead Deed (Declaration of Homestead Exemption)

Table of Contents

1. Preparer / Return Information and Recording Cover Sheet
2. Recording Instructions and Filing Venue
3. Form A — Homestead Deed for Real Property (§ 34-6)
4. Form B — Homestead Deed for Personal Property (§ 34-14)
5. Disabled Veteran Supplement (§ 34-4.1)
6. Schedule of Property Claimed Exempt
7. Prior Homestead Deed Disclosure (Lifetime Aggregate)
8. Acknowledgment / Notarization
9. Bankruptcy § 34-17 Deadline Tracker
10. Post-Recording Steps
11. Sources and References

1. Preparer / Return Information and Recording Cover Sheet

2. Recording Instructions and Filing Venue

Per Va. Code § 34-6 and § 34-14, the Homestead Deed must be admitted to record in the circuit court of the proper jurisdiction:

3. Form A — Homestead Deed for Real Property (§ 34-6)

HOMESTEAD DEED FOR REAL PROPERTY

Pursuant to Va. Code §§ 34-4 and 34-6

Name of Householder: [____________________________________]

Name of Title Holder of Record (if different): [____________________________________]

Is the householder a disabled veteran entitled to claim the additional exemption under § 34-4.1? ☐ Yes ☐ No

Address of Householder:

[____________________________________]

[____________________________________]

[____________________________________]

Name(s) and age(s) of dependent(s) supported by householder:

County / city / state in which real property claimed as exempt is located:

[____________________________________]

Description of property claimed as exempt (legal description, street address, tax map / GPIN, deed book reference of source deed):

[____________________________________________________________]

[____________________________________________________________]

[____________________________________________________________]

[____________________________________________________________]

Source deed reference: Deed Book [______], Page [______], or Instrument No. [____________________], recorded in the Circuit Court of [____________________], Virginia.

Cash valuation of property described above: $[__________]

Number of homestead deeds that have been filed by the Householder (lifetime, all jurisdictions): [____]

Aggregate exemption amount previously claimed on prior homestead deeds: $[__________]

Jurisdictions where previous homestead deeds were filed:

Declaration: The Householder hereby declares his or her intention to claim the benefit of the homestead exemption created by Va. Code § 34-4 (and, where applicable, the disabled-veteran exemption of § 34-4.1) and selects the real estate described above to be held exempt from creditor process to the extent of the cash valuation set forth above, subject to the statutory caps and the lifetime aggregate limit.

Signature of Householder: [________________________________]

Date: [__/__/____]

4. Form B — Homestead Deed for Personal Property (§ 34-14)

HOMESTEAD DEED FOR PERSONAL PROPERTY

Pursuant to Va. Code §§ 34-4, 34-13, and 34-14

Name of Householder: [____________________________________]

Is the householder a disabled veteran entitled to claim the additional exemption under § 34-4.1? ☐ Yes ☐ No

Address of Householder:

[____________________________________]

[____________________________________]

[____________________________________]

County / city of residence: [____________________________________]

Name(s) and age(s) of dependent(s):

Description of personal property claimed as exempt (each parcel or article described with reasonable certainty, with cash valuation for each):

Number of homestead deeds previously filed by Householder (lifetime): [____]

Aggregate amount previously claimed on prior homestead deeds: $[__________]

Declaration: The Householder hereby declares his or her intention to claim the benefit of the homestead exemption created by Va. Code § 34-4 (and, where applicable, § 34-4.1) and selects the personal property described above to be held exempt from creditor process to the extent of the cash valuation set forth above, subject to the statutory caps and the lifetime aggregate limit.

Signature of Householder: [________________________________]

Date: [__/__/____]

5. Disabled Veteran Supplement (§ 34-4.1)

6. Schedule of Property Claimed Exempt

6.1 Statutory Cap Compliance Check

7. Prior Homestead Deed Disclosure (Lifetime Aggregate)

The § 34-4 homestead exemption is subject to a lifetime aggregate cap. Every homestead deed previously recorded — in Virginia or any predecessor jurisdiction — counts against the cap. Knowingly understating prior claims may constitute a fraudulent claim of exemption.

☐ Householder certifies no prior homestead deed has ever been recorded.

8. Acknowledgment / Notarization

COMMONWEALTH OF VIRGINIA

COUNTY / CITY OF [____________________], to-wit:

The foregoing Homestead Deed was acknowledged before me this [____] day of [____________________], 20[____], by [____________________________________], who is personally known to me or who produced [____________________________________] as identification.

My commission expires: [__/__/____]

Notary Registration No.: [____________]

Notary Public Signature: [________________________________]

Notary Public Printed Name: [____________________________________]

[NOTARY SEAL]

8.1 Joint Householder / Spouse Acknowledgment (if applicable)

COMMONWEALTH OF VIRGINIA

COUNTY / CITY OF [____________________], to-wit:

The foregoing Homestead Deed was also acknowledged before me this [____] day of [____________________], 20[____], by [____________________________________], joint householder, who is personally known to me or who produced [____________________________________] as identification.

My commission expires: [__/__/____]

Notary Registration No.: [____________]

Notary Public Signature: [________________________________]

[NOTARY SEAL]

9. Bankruptcy § 34-17 Deadline Tracker

For a debtor in a Title 11 case, the homestead must be set apart on or before the fifth day after the date of the meeting of creditors held under 11 U.S.C. § 341, but not thereafter. Va. Code § 34-17.

10. Post-Recording Steps

After the Homestead Deed is admitted to record, take the following actions:

1. ☐ Obtain certified copy of the recorded Homestead Deed from the circuit court clerk.
2. ☐ File the certified copy with the bankruptcy court (attach to Schedule C amendment if necessary).
3. ☐ Serve a copy on the Chapter 7 panel trustee or Chapter 13 standing trustee.
4. ☐ Provide a copy to all secured creditors of property claimed exempt.
5. ☐ Retain the original recorded instrument with the debtor's permanent records.
6. ☐ Calendar any continued § 341 meeting and recompute the § 34-17 deadline if the meeting is continued and ultimately concluded on a later date.
7. ☐ If amending Schedule C post-petition, file an amended Schedule C and pay any amendment fee per Bankruptcy Rule 1009.
8. ☐ If the case is dismissed or converted, evaluate whether a re-recorded Homestead Deed is needed under § 34-6 / § 34-14 to preserve protection against non-bankruptcy creditors.

11. Sources and References

Statutes (Va. Code, Title 34)

• Va. Code § 34-3.1 — Property specified in Bankruptcy Reform Act not exempt: https://law.lis.virginia.gov/vacode/title34/chapter1/section34-3.1/
• Va. Code § 34-4 — Exemption created: https://law.lis.virginia.gov/vacode/title34/chapter2/section34-4/
• Va. Code § 34-4.1 — Additional exemption for certain veterans: https://law.lis.virginia.gov/vacode/title34/chapter2/section34-4.1/
• Va. Code § 34-5 — To what debts homestead exemption shall not apply: https://law.lis.virginia.gov/vacode/title34/chapter2/section34-5/
• Va. Code § 34-6 — How exemption of real estate secured; form to claim: https://law.lis.virginia.gov/vacode/title34/chapter2/section34-6/
• Va. Code § 34-13 — Personal estate selected: https://law.lis.virginia.gov/vacode/title34/chapter2/section34-13/
• Va. Code § 34-14 — How set apart in personal estate; form: https://law.lis.virginia.gov/vacode/title34/chapter2/section34-14/
• Va. Code § 34-17 — When and how exemption may be set apart: https://law.lis.virginia.gov/vacode/title34/chapter2/section34-17/
• Va. Code § 34-18 — Right of homestead during marriage; survival to spouse: https://law.lis.virginia.gov/vacode/title34/chapter2/section34-18/
• Va. Code § 34-21 — Homestead exemption applies to certain proceedings: https://law.lis.virginia.gov/vacode/title34/chapter2/section34-21/
• Va. Code § 17.1-275 — Circuit court clerk fees: https://law.lis.virginia.gov/vacode/title17.1/chapter2/section17.1-275/
• Va. Code §§ 55.1-612, 55.1-618 — Uniform acknowledgment forms: https://law.lis.virginia.gov/vacode/title55.1/chapter6/

2024 Amendments

• 2024 Va. Acts c. 656 — increased homestead exemption (effective July 1, 2025); CPI adjustment mechanism beginning April 1, 2027

Federal Authority

• 11 U.S.C. § 522 — Exemptions: https://www.law.cornell.edu/uscode/text/11/522
• 11 U.S.C. § 341 — Meetings of creditors: https://www.law.cornell.edu/uscode/text/11/341
• Fed. R. Bankr. P. 1009 — Amendments of voluntary petitions, lists, schedules: https://www.law.cornell.edu/rules/frbp/rule_1009
• Fed. R. Bankr. P. 4003 — Exemptions: https://www.law.cornell.edu/rules/frbp/rule_4003

Local Recording Resources

• Fairfax County Circuit Court — Land Records: https://www.fairfaxcounty.gov/circuit/land-records/land-records-faq
• Virginia Circuit Court Clerks Directory: https://www.vacourts.gov/courts/circuit/home.html
• U.S. Bankruptcy Court, E.D. Va.: https://www.vaeb.uscourts.gov/
• U.S. Bankruptcy Court, W.D. Va.: https://www.vawb.uscourts.gov/

Practitioner Commentary

• Gentry Locke, "Changes To Homestead Exemption Laws in Virginia" (2024)
• Hirschler Fleischer, "The General Assembly Enhances the Value of the Virginia Homestead Exemption — at Least for Some"
• Angela M. Scolforo (Chapter 13 Trustee, W.D. Va.), "Changing Exemptions Under Virginia Law" (2024)
• Nolo, "Virginia Homestead Exemption in Bankruptcy 2026"

End of Virginia Homestead Deed (Declaration of Homestead Exemption). Verify all dollar amounts and statutory citations on law.lis.virginia.gov before recording.