Legal Notice - Eviction

NOTICE OF DEFAULT
AND TERMINATION
OF RESIDENTIAL TENANCY
(Virginia – Eviction Notice Template)

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I. DOCUMENT HEADER
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1. Parties
   1.1 “Landlord”: [LANDLORD LEGAL NAME], a [TYPE OF ENTITY / INDIVIDUAL],
   having a principal address at [LANDLORD ADDRESS].
   1.2 “Tenant”: [TENANT FULL LEGAL NAME(S)].
   1.3 “Premises”: [STREET ADDRESS, CITY/COUNTY, VA ZIP].

2. Effective Date of Notice: [DATE NOTICE IS SIGNED] (“Effective Date”).

3. Governing Law & Jurisdiction
   This Notice is governed by the Virginia Residential Landlord and Tenant
   Act, Va. Code Ann. §§ 55.1-1200 et seq. (“VRLTA”), and any action for
   possession shall be filed exclusively in the [NAME OF] General District
   Court of [LOCALITY], Virginia, unless the VRLTA requires otherwise.

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II. DEFINITIONS (Alphabetical)
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“Amount Due” – The total monetary default listed in Section III.2.
“Cure Period” – The statutory period within which Tenant may remedy the
default as set out in Section III.3.
“Lease” – The written or oral rental agreement dated [LEASE DATE], and any
amendments, for the Premises.
“Notice Period” – The number of days required by the VRLTA for the type of
default indicated in Section III.1 (currently five (5) days for
non-payment of rent and thirty (30) days for all other curable
breaches, per Va. Code Ann. § 55.1-1245).
“Service Date” – The calendar date on which this Notice is deemed served
in accordance with VRLTA § 55.1-1202 and Virginia Code § 8.01-296.

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III. OPERATIVE PROVISIONS
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1. Nature of Default (☑ Check applicable box)
   ☐ Non-Payment of Rent
   Tenant failed to pay rent due on [DUE DATE(S)], in breach of Lease
   § [REFERENCE] and VRLTA § 55.1-1245(F).
   ☐ Lease Violation (Curable)
   Tenant has materially breached Lease § [REFERENCE] by:
   [DESCRIBE SPECIFIC VIOLATION(S)], contrary to VRLTA § 55.1-1245(A).
   ☐ Non-Curable / Criminal or Willful Act
   Tenant committed [DESCRIBE], constituting a non-curable breach under
   VRLTA § 55.1-1245(C) warranting immediate termination.

2. Amount Due (if any)
   Principal Rent: $[___]
   Late Fees (per Lease § [___]): $[___]
   Other Charges (itemize): $[___]

TOTAL AMOUNT DUE: $[___] (“Amount Due”).

3. Cure Period & Deadline
   Tenant is hereby notified that:
   • For a Non-Payment default, Tenant must remit the Amount Due in
   full within five (5) days after the Service Date.
   • For a Curable Lease Violation, Tenant must cure the violation
   within thirty (30) days after the Service Date.
   • For a Non-Curable breach, the tenancy terminates on the Service
   Date, and Tenant must vacate immediately.

4. Termination & Surrender
   If Tenant fails to cure within the applicable Cure Period (or
   immediately, for non-curable breaches), the Lease will AUTOMATICALLY
   TERMINATE on [INSERT TERMINATION DATE], and Tenant shall:
   a. Vacate the Premises and surrender possession to Landlord; and
   b. Remove all personal property and return all keys/fobs.

5. Reservation of Rights
   Nothing in this Notice shall be construed as a waiver of any right or
   remedy available to Landlord at law or in equity, including the right
   to file an unlawful detainer action, seek a money judgment, recover
   attorney’s fees if authorized by the Lease or statute, or pursue any
   other relief under VRLTA § 55.1-1245 et seq.

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IV. REPRESENTATIONS & WARRANTIES
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4.1 Landlord represents that to the best of Landlord’s knowledge:
(a) Landlord is the lawful owner or agent of the owner entitled to
possession of the Premises; and
(b) The Lease is currently in effect and has not been terminated
except as set forth herein.

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V. COVENANTS & RESTRICTIONS
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5.1 Tenant remains bound by all covenants of the Lease, including
maintenance of the Premises, prohibition on waste, and payment of
utilities, through the date Tenant lawfully surrenders possession.
5.2 Tenant shall not remove, damage, or destroy any fixture or appliance
during move-out.

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VI. DEFAULT & REMEDIES
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6.1 Events of Default
Failure to cure within the Cure Period constitutes a final default.
6.2 Remedies Upon Default
a. Filing of unlawful detainer for possession and judgment for the
Amount Due, plus per-diem rent, costs, and allowable fees.
b. Execution of writ of eviction by the sheriff after judgment.
c. Collection actions for any deficiency following re-rental.

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VII. RISK ALLOCATION
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[Reserved / Not Applicable – Statutory notice only.]

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VIII. DISPUTE RESOLUTION
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8.1 Forum Selection
Any unlawful detainer or other proceeding arising from this Notice
shall be brought exclusively in the [NAME OF] General District Court
of [LOCALITY], Virginia.
8.2 Jury Waiver
To the extent permitted by Article I, § 11 of the Constitution of
Virginia, the parties waive trial by jury in any action for
possession.
8.3 Injunctive Relief
Landlord expressly reserves the right to seek injunctive or other
equitable relief, including immediate possession, as allowed by
VRLTA § 55.1-1245.
8.4 Arbitration
Not applicable; VRLTA requires judicial process for possession.

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IX. GENERAL PROVISIONS
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9.1 Severability
If any provision of this Notice is held invalid, the remainder shall
remain in full force to the maximum extent permitted by law.
9.2 Amendments
Any amendment must be in a writing signed by Landlord.
9.3 Integration
This Notice constitutes the entire notice required by the VRLTA with
respect to the default described herein.
9.4 Notices
Future notices may be served by any method permitted under VRLTA
§ 55.1-1202 and Virginia Code Title 8.01.

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X. EXECUTION & CERTIFICATION OF SERVICE
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LANDLORD / LANDLORD’S AUTHORIZED AGENT:

_____________________________________
[NAME & TITLE]
Date: ____ / ____ / ______

CERTIFICATION OF SERVICE (choose ONE method)

☐ Personal Delivery
I personally delivered a true copy of this Notice to Tenant on
____ / ____ / ______ at ______ [a.m./p.m.].

☐ Posted & Mailed
I posted a true copy of this Notice on the main entrance of the
Premises on ____ / ____ / ______ AND deposited a copy in the U.S. mail,
first-class, postage prepaid, addressed to the Premises on
____ / ____ / ______.
(Posting and mailing constitute service per Va. Code Ann. § 55.1-1202.)

☐ Statutory Agent / Process Server
Served by [NAME], a person authorized to serve process, on
____ / ____ / ______, in accordance with Virginia Code § 8.01-296.

_____________________________________ _______________________________
Signature of Person Serving Notice Printed Name & Capacity

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END OF DOCUMENT
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