Notice to Enter Clause
in Your Lease
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Statutes verified against primary state sources
Every statute cited here was read in its published text before this page went live: on the state's own site where that site can be reached, otherwise on a republished copy of the code. Court decisions are quoted from the published opinion and linked to it, so you can read the original yourself.
Primary sourcesNot legal advice
Content verified against primary state statutes before publicationLast updated: October 2026
What it actually means, what Virginia law says, what's specific to Richmond - and exactly what to do. In plain English.
Short answer for Richmond
In Richmond, your landlord must give at least 72 hours' notice before routine maintenance you did not ask for, unless that is impractical, and do the work within 14 days (Va. Code § 55.1-1229(A)(4)). Any other visit, such as an inspection or a showing, needs notice and a reasonable time, but no number of hours is set. In an emergency the landlord may enter without consent. Ask in writing for the purpose, day and time window.
Ask for proper notice before entryWhat is your situation?
My landlord came in without notice
Except in an emergency, or where notice is impractical, your landlord must give notice of the intent to enter and come only at reasonable times (§ 55.1-1229(A)(4)). Log the date, time, who came in and what they did, then ask in writing for notice before future entries. After an unlawful entry, § 55.1-1210 lets you seek a court order or end the lease, with actual damages and reasonable attorney fees.
Ask for proper notice before entryMy landlord keeps coming in
Your landlord may not abuse the right of access or use it to harass you (§ 55.1-1229(A)(4)), and § 55.1-1210 covers repeated demands for otherwise lawful entry that unreasonably harass you: you may get a court order or end the lease, plus actual damages and reasonable attorney fees. Keep a dated log of every visit, which shows the pattern, and ask in writing what each visit is for.
See what to do nextThere's an emergency or a repair
In an emergency your landlord may enter without your consent, and § 55.1-1248 allows emergency repair work as promptly as conditions require. Routine maintenance you did not request needs at least 72 hours' notice, unless impractical, with the work done within 14 days and the notice naming the last possible date (§ 55.1-1229(A)(4)). Maintenance you asked for needs no notice. Note when each notice arrived.
Count the 72 hoursMy landlord wants to show the unit
A showing needs notice of the intent to enter and a reasonable time, with no hours set. You must not unreasonably withhold consent to showings to buyers, lenders or new tenants (§ 55.1-1229(A)(1)). If your lease says so, refusing a showing for sale or lease without reasonable justification can cost you damages, costs and reasonable attorney fees (§ 55.1-1229(A)(3)). Ask in writing for a day and time window.
See your rightsI'm the landlord and need to enter
Outside an emergency, or where notice is impractical, give notice of your intent to enter and come only at reasonable times. For routine maintenance the tenant did not request, give at least 72 hours' notice naming the last possible date, and finish within 14 days (§ 55.1-1229(A)(4)). You have no other access except by court order, under §§ 55.1-1248 and 55.1-1249, or after abandonment or surrender (§ 55.1-1229(C)).
Read the Virginia law sectionQuick summary: 5 key points
- Routine maintenance you did not request needs at least 72 hours' notice, unless impractical (§ 55.1-1229(A)(4)).
- That work must be done within 14 days, and the notice must state the last possible date.
- Inspections and showings need notice and a reasonable time, but no number of hours is set.
- An unlawful entry can bring a court order or a lease ending, plus damages and fees (§ 55.1-1210).
- No Richmond section we read sets its own notice period. The 72 hours comes from state law.
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Step by step
How it plays out
- Notice arrivesLandlord announces routine maintenanceFor maintenance you did not request, the notice must state the last date the work may possibly be done (§ 55.1-1229(A)(4)).
- 72 hours laterEarliest routine maintenance entryAt least 72 hours' notice is required, unless impractical. Maintenance you requested needs no notice (§ 55.1-1229(A)(4)).
- Within 14 daysMaintenance must be doneThe routine maintenance must be performed within 14 days of delivery of the notice (§ 55.1-1229(A)(4)).
- Any timeEmergency entry without consentIn an emergency the landlord may enter without your consent, but must not abuse the right of access or use it to harass you.
Count it for your dates
72 hours: when does it end?
What it means: The landlord should not enter for that maintenance before 72 hours have passed, and the work must be done within 14 days of the notice. Applies to Virginia landlords, including in Richmond, unless notice is impractical; no notice is needed for maintenance you requested or in an emergency, and other entries need notice with no hours set (Va. Code § 55.1-1229(A)(4)). Calendar arithmetic only; check how the section counts days before you rely on a date.
Copy and send: After an entry or a request to enter came with short notice, at an unreasonable time, or without a stated purpose
Ask for proper notice before entry
Fill in the brackets and keep a copy of what you send.
How Virginia compares
Required entry notice, state by state
12 hrs24 hrs48 hrs72 hrsNo figureGuide coming soonYou are here
See all 28 cities as a chart
Figures are the state rule, or the stronger city ordinance where one exists. Verify the current law for your own situation before relying on it.
Understanding the Notice to Enter Clause
This page is for Richmond renters whose landlord wants to come in, or already came in. Virginia sets a number of hours for one kind of visit only: routine maintenance you did not ask for.
Every other visit needs notice, with no hours set. Your strongest ground is routine work announced at short notice, an entry made in an unreasonable manner, or a pattern of demands.
Your weakest is refusing a properly noticed visit for repairs or a showing. Keep every notice with the date it arrived.
What renters assume
Virginia gives me 72 hours' warning before my Richmond landlord comes in for any reason.
What is actually true
The 72 hours in § 55.1-1229(A)(4) covers only routine maintenance you did not request, unless that is impractical. For an inspection or a showing, the landlord gives notice and comes at reasonable times, and the section sets no hours.
28 rows sit on the comparison on this page, and Richmond's reads 72 hours. Five rows sit at 48 hours: Seattle, Phoenix, Chicago, Washington, D.C. and Louisville. Twelve sit at 24 hours, and Milwaukee sits at 12 hours.
Nine rows draw no bar. Austin, Atlanta, Nashville, Denver and Boston read no requirement, Philadelphia reads no statute, Detroit reads permission required, Charlotte reads no hours set, and Indianapolis reads reasonable notice with no hours.
Richmond's bar measures something narrower than its length suggests. The 72 hours in § 55.1-1229(A)(4) is notice of routine maintenance the tenant has not requested.
For an inspection or a showing, the same section asks for notice of the intent to enter and states no hours, which a bar has no way to draw. Read Richmond's label before its length.
Notice to Enter Clause Example - What the Wording Looks Like in Richmond, VA
The sample clause below comes from a Washington court case, and the notes explain what Virginia law says about each part. It is real lease language - a court quoted it word for word, and then ruled on it. What the judge decided is at the bottom of this block.
Find the equivalent paragraph in your own lease and read the two side by side. The wording will differ; the moving parts rarely do.
Lessor hereby reserves, and the Lessee hereby grants to the Lessor or his agents, the right to enter said leased premises at reasonable times, for the purpose of making repairs or to inspect the premises, to show the dwelling to prospective tenants after notice of termination.
Quoted from the published opinion in Kalmas v. Wagner, 133 Wn.2d 210 (Wash. 1997) (en banc). Judicial opinions are not subject to copyright; the lease language is reproduced in limited part for commentary under 17 U.S.C. § 107.
What the 4 highlighted phrases mean
“the right to enter said leased premises”
Whatever this grant reserves, Virginia's Act draws the edges of it. Va. Code § 55.1-1229(C) says “The landlord has no other right to access except by court order or that permitted by §§ 55.1-1248 and 55.1-1249 or if the tenant has abandoned or surrendered the premises.” As our Virginia record describes them, those two sections reach emergency repair work done “as promptly as conditions require” and entry during an absence of the tenant “in excess of seven days” to protect the landlord's property.
See the example
“at reasonable times”
Here the lease and Virginia's statute share a phrase, and the statute attaches more to it. § 55.1-1229(A)(4) says that, except in an emergency or where it is impractical, the landlord “shall give the tenant notice of his intent to enter” and may enter only at reasonable times. For an inspection or a showing, our Virginia record gives that notice no hour count. The same subsection adds that the landlord “shall not abuse the right of access or use it to harass the tenant.”
See the example
“for the purpose of making repairs or to inspect the premises”
This is where the hour figure in our Virginia record lands, and it lands on part of the phrase. Unless impractical, § 55.1-1229(A)(4) asks for at least 72 hours' notice of routine maintenance the tenant has not requested. The work must be performed within 14 days of delivery of the notice, and the notice must state the last date on which it may possibly be performed. An inspection gets notice of the intent to enter, with no hour count.
See the example
“after notice of termination”
In Virginia a refused showing can carry a price, and the lease is what sets it up. The showing entry in § 55.1-1229(A)(1), as our Virginia record quotes it, is written without reference to notice of termination: a tenant shall not unreasonably withhold consent to showing the home to prospective or actual purchasers, mortgagees, tenants, workmen or contractors. § 55.1-1229(A)(3) adds that if the rental agreement so provides, a landlord may recover damages, costs and reasonable attorney fees from a tenant who without reasonable justification declines a showing for sale or lease.
See the example
The clause held - because the landlord followed the statute. The agent gave the notice the state's landlord-tenant act requires before entering to show the unit, so the tenants “had no reasonable expectation other than that entry for inspection would occur” and the brief entry was not unreasonable. The court was careful about what the clause bought: it and the statute together grant only a limited right to inspect.
How this state's law treats this clause
One court, one lease, one state. That answer is not automatically yours, and your lease may be worded to land differently. Use this to know what to look for and what to ask - your state's tenant hotline or a local tenant attorney can answer it for your document.
Virginia Law on Notice to Enter Clause
- The 72-hour rule is for routine maintenance the tenant did not ask for.
Read the law's words
Section 55.1-1229(A)(4) says "Unless impractical to do so, the landlord shall give the tenant at least 72 hours' notice of routine maintenance to be performed that has not been requested by the tenant. Such routine maintenance shall be performed within 14 days of delivery of the notice to the tenant, and the notice shall state the last date on which the maintenance may possibly be performed. If the tenant makes a request for maintenance, the landlord is not required to provide notice to the tenant." - Every other entry needs notice, but the section gives no hour count for it.
Read the law's words
Section 55.1-1229(A)(4) provides that "The landlord may enter the dwelling unit without consent of the tenant in case of emergency. The landlord shall not abuse the right of access or use it to harass the tenant. Except in case of emergency or if it is impractical to do so, the landlord shall give the tenant notice of his intent to enter and may enter only at reasonable times." Under § 55.1-1229(A)(1) the tenant "shall not unreasonably withhold consent" to entry to inspect, make necessary or agreed-upon repairs, decorations, alterations or improvements, supply services, or show the home to prospective or actual purchasers, mortgagees, tenants, workmen or contractors, and § 55.1-1229(A)(3) lets a landlord recover damages, costs and reasonable attorney fees from a tenant who without reasonable justification refuses a showing for sale or lease, if the rental agreement so provides. - Access is otherwise closed, and both sides have remedies.
Read the law's words
Section 55.1-1229(C) says "The landlord has no other right to access except by court order or that permitted by §§ 55.1-1248 and 55.1-1249 or if the tenant has abandoned or surrendered the premises." Under § 55.1-1210, "If the landlord makes an unlawful entry or a lawful entry in an unreasonable manner or makes repeated demands for entry that is otherwise lawful but that have the effect of unreasonably harassing the tenant, the tenant may obtain injunctive relief to prevent the recurrence of the conduct, or terminate the rental agreement. In either case, the tenant may recover actual damages and reasonable attorney fees." A landlord refused lawful access may seek an injunction or terminate, with the same recovery. Section 55.1-1208(A)(1) bars a lease term in which the tenant agrees "to waive or forgo rights or remedies" under the Act, and § 55.1-1208(B) makes such a term unenforceable. - Separate clocks apply in narrower cases.
Read the law's words
Section 55.1-1249 lets the landlord, "During any absence of the tenant in excess of seven days", enter "at times reasonably necessary to protect his possessions and property", and § 55.1-1248 lets the landlord in an emergency enter "as promptly as conditions require" to do repair work. Under § 55.1-1229(B), a landlord may, "upon at least 30 days' written notice", require a tenant to move temporarily for up to 30 days to a comparable unit or hotel at no cost to the tenant so a nonemergency condition can be fixed. During a state of emergency the Governor declares for a communicable disease, a tenant who has asked in writing that nonemergency repairs wait may still face entry for them "with at least seven days' written notice to the tenant and at a time consented to by the tenant, no more than once every six months".
Sources include Va. Code § 55.1-1229(A)(4); Va. Code § 55.1-1229(A)(1); Va. Code § 55.1-1229(A)(3); Va. Code § 55.1-1229(B); Va. Code § 55.1-1229(C); Va. Code § 55.1-1210; Va. Code § 55.1-1248; Va. Code § 55.1-1249; Va. Code § 55.1-1208(A)(1); Va. Code § 55.1-1208(B); Va. Code § 55.1-1201(A); Va. Code § 55.1-1201(E) - statutes change; verify the current text for your situation.
Read the full state law section
The Virginia Residential Landlord and Tenant Act says:
- § 55.1-1229(A)(4) Notice. Outside an emergency or where impractical, the landlord gives notice before entering and comes only at reasonable times. Routine maintenance you did not request needs at least 72 hours' notice, with the work done within 14 days and the last possible date stated. Maintenance you asked for needs no notice. In an emergency the landlord may enter without consent, but must not abuse the right of access or use it to harass you.
- § 55.1-1229(A)(1) and (A)(3) Your side. You must not unreasonably refuse inspections, repairs, services or showings. If the lease says so, refusing a showing without reasonable justification can cost you damages, costs and attorney fees.
- § 55.1-1229(B) Temporary move. On at least 30 days' written notice, a landlord may move you for up to 30 days to a comparable unit or hotel, at no cost to you, to fix a nonemergency condition.
- § 55.1-1229(C) Limits. The landlord has no other right of access except by court order, under §§ 55.1-1248 and 55.1-1249, or after you abandon or surrender the home.
- § 55.1-1210 Remedies. After an unlawful entry, an unreasonable manner of entry, or repeated harassing demands, you may get a court order or end the lease, and recover actual damages and reasonable attorney fees.
What's Specific to Richmond
No Richmond section we read sets its own notice period before a landlord enters a rented home. We read Chapters 5 and 16 of the Richmond City Code and the sections that use phrases such as "notice to enter".
The 72 hours comes from the state statute. § 55.1-1201(E) says the Act supersedes other local ordinances on landlord and tenant relations; we take no position on how it applies to any Richmond section. Richmond City Code § 5-10 is written about inspection by the Commissioner of Buildings.
It should. That matches § 55.1-1229(A)(4), with the work done within 14 days of the notice.
The Act requires notice and entry at reasonable times but sets no hours. Check what period, if any, the clause names.
§ 55.1-1208(B) makes a lease term waiving the Act's rights or remedies unenforceable. Raise it before you sign.
§ 55.1-1229(C) allows no other access except by court order, under §§ 55.1-1248 and 55.1-1249, or after abandonment or surrender.
Sources
The law this guide relies on, and where to read it. Statutes change, so confirm the current text before you act on it.
- Va. Code § 55.1-1229(A)(4); Va. Code § 55.1-1229(A)(1); Va. Code § 55.1-1229(A)(3); Va. Code § 55.1-1229(B); Va. Code § 55.1-1229(C); Va. Code § 55.1-1210; Va. Code § 55.1-1248; Va. Code § 55.1-1249; Va. Code § 55.1-1208(A)(1); Va. Code § 55.1-1208(B); Va. Code § 55.1-1201(A); Va. Code § 55.1-1201(E), read on law.lis.virginia.gov. The Virginia General Assembly's Legislative Information System prints § 55.1-1229 with the history line "1974, c. 680, § 55-248.18; ... 2021, Sp. Sess. I, c. 409; 2024, c. 46" and no delayed effective date, and the section is not on its list of Code sections updated effective July 1, 2026.
Red Flags to Watch Out For
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A maintenance notice with no last date
A notice of routine maintenance you did not request must state the last date the work may be done, within 14 days of delivery.
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Routine work announced the same day
Unless impractical, § 55.1-1229(A)(4) asks for at least 72 hours' notice of routine maintenance you did not request. Note when each notice arrived.
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Repeated demands to come in
§ 55.1-1210 covers repeated demands for otherwise lawful entry that unreasonably harass you. A dated log shows the pattern.
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Every visit called an emergency
The landlord may enter without consent in an emergency, but must not abuse the right of access or use it to harass you (§ 55.1-1229(A)(4)).
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A city inspection blurred with a landlord visit
Richmond § 5-10 is about inspection by the Commissioner of Buildings. A landlord's own entry runs on § 55.1-1229. Ask who is coming and why.
Your Rights as a Richmond Tenant
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72 hours for routine maintenance
At least 72 hours' notice of routine maintenance you did not request, unless impractical, with the work done within 14 days (§ 55.1-1229(A)(4)).
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Notice before other entries
Outside an emergency or where impractical, the landlord gives notice of the intent to enter and comes only at reasonable times.
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No access outside the Act
No other access except by court order, under §§ 55.1-1248 and 55.1-1249, or after abandonment or surrender (§ 55.1-1229(C)).
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Damages and fees for unlawful entry
A court order or an end to the lease, plus actual damages and reasonable attorney fees (§ 55.1-1210).
What To Do - Step by Step
Find your entry clause
Search the lease for enter, entry or access. Note any notice period it promises and any showing term that sets damages.
Read each maintenance notice for its dates
It should arrive at least 72 hours ahead, unless impractical, and name the last date for the work, within 14 days.
Ask what other visits are for
Inspections and showings need notice, with no hours set. Ask in writing for the purpose, the day and a time window.
Log each visit
Write down the date, the time, who came in and what they did. A log shows whether an entry was unlawful, unreasonable or part of a pattern.
Tell a landlord visit from a city one
Richmond § 5-10 is written about inspection by the Commissioner of Buildings. A landlord's own entry runs on § 55.1-1229.
Read the current text, then get help
Check § 55.1-1229 and § 55.1-1210 on law.lis.virginia.gov, then take your lease, notices and log to a Richmond legal aid office or tenant attorney.
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Frequently Asked Questions
Notice to Enter rules near Virginia
The same clause in the nearest states we cover.