Eviction in Loudoun County: A Landlord’s Guide to Selling Without the Stress

If you are a landlord in Loudoun County dealing with a non-paying tenant, a squatter, or a lease violation, you know the frustration firsthand. Whether your property is in Ashburn, Leesburg, or Sterling, a bad tenant can turn a profitable investment into a financial nightmare.

In Loudoun County, the eviction process is handled by the General District Court in Leesburg and enforced by the Loudoun County Sheriff. Unlike Florida or Maryland, Virginia requires a distinct two-step court process: first you sue for possession, then you must file a separate request to have the Sheriff remove the tenant.

This guide is designed to help landlords in Purcellville, South Riding, and Brambleton understand the specific Virginia eviction timeline and how to sell your rental property with the tenant in place to stop the bleeding immediately.

The Loudoun County Eviction Timeline (The “Hard Way”)

Evictions in Virginia are governed by the Virginia Residential Landlord and Tenant Act (VRLTA). In Loudoun County, you must follow these steps precisely to legally remove a tenant.

Step 1: The 5-Day Pay or Quit Notice Before you can go to court, you must serve a formal written notice:

  • 5-Day Pay or Quit: For failure to pay rent. The tenant has 5 days to pay the full balance or vacate.
  • 21/30 Day Notice: For lease violations (damage, unauthorized pets). The tenant has 21 days to fix (“cure”) the issue, or the lease ends in 30 days.
  • 30-Day Notice: To end a standard month-to-month lease.

2026 Pro Tip – Fee Disclosure: Under new Virginia laws effective recently (House Bill 2430), if you did not disclose all fees (pet rent, late fees, admin fees) on the first page of your written lease, the judge may dismiss your claim for those non-rent charges.

Step 2: Summons for Unlawful Detainer If the tenant doesn’t leave, you must file a “Summons for Unlawful Detainer” (Civil Claim for Eviction) at the Loudoun County General District Court.

  • Where: 18 East Market Street, 2nd Floor, Leesburg, VA 20176.
  • The Cost: The filing fee is approximately $46.00 plus a $12.00 service fee per defendant.
  • The “Return Date”: This is your first court appearance. If the tenant shows up and contests the eviction, a trial date will be set for later.

Step 3: The Right of Redemption Virginia gives tenants a powerful “Right of Redemption.” If the tenant pays all back rent, late fees, court costs, and attorney fees on or before the first court date, you must accept it and cancel the eviction. They can use this right once every 12 months.

Step 4: The Writ of Eviction Winning the judgment does not evict the tenant. You must wait 10 days (the appeal period), and then file a separate Request for Writ of Eviction with the Clerk.

  • The Cost: $25 filing fee + $12 Sheriff fee.
  • Sheriff’s Notice: The Sheriff will post a notice giving the tenant at least 72 hours to vacate. In Loudoun County, the Sheriff typically executes the eviction within 15-30 days of receiving the writ.

Step 5: The Lockout (24-Hour vs. Full Eviction) In Loudoun County, you must choose between:

  • 24-Hour Lock Change: You change the locks, and the tenant gets 24 hours to coordinate with you to get their stuff. This is faster and cheaper.
  • Full Eviction: You must hire a moving crew to physically remove all furniture and place it on the curb. This is expensive and rarely used.

The Hidden Costs of Eviction

Evicting a tenant in Loudoun County is expensive.

  • Lost Rent: The entire process (Notice + Return Date + 10-Day Appeal + Writ + Sheriff Delay) typically takes 2-4 months. In areas like Ashburn or South Riding, that is $6,000 – $12,000+ in lost income.
  • Legal Fees: Virginia attorneys often charge $1,000 – $3,000 for contested evictions.
  • Restoration: Angry tenants often leave the property in shambles—requiring thousands in repairs before you can rent it again.

Your Options: Evict or Sell?

Option 1: Finish the Eviction (Keep the Stress) You continue paying the expensive Northern Virginia mortgage and taxes while receiving zero rent. You attend hearings in Leesburg and hope the tenant doesn’t destroy the house on their way out.

Option 2: Sell With the Tenant In Place (Walk Away) You can sell the property today, regardless of the tenant situation.

We Buy Loudoun County Rental Properties.

  • We Buy the Lease: We inherit the “bad” tenant. You don’t need to evict them.
  • We Buy As-Is: If the tenant trashed the unit, we don’t care. We buy it in current condition.
  • Cash Closing: We can close in as little as 10-14 days, putting cash in your pocket and ending your landlord liability instantly.

Important Contact Information

  • Loudoun County General District Court (Civil Division)
    • Address: 18 East Market Street, 2nd Floor, Leesburg, VA 20176.
    • Phone: (703) 777-0312.
    • Website: loudoun.gov/courts
  • Loudoun County Sheriff’s Office (Civil Process)
    • Address: 803 Sycolin Road SE, Leesburg, VA 20175.
    • Phone: (703) 777-0404.
    • Website: sheriff.loudoun.gov

Stop The Bleeding. Sell Your Rental Today.

If you are tired of chasing rent, dealing with squatters, or navigating the Loudoun County General District Court, we can help. Fill out the form below for a fair cash offer on your rental property.

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Disclaimer: Consistent Homebuyers is a real estate investment firm, not a law firm or financial institution. We do not provide legal or tax advice. We recommend all clients consult with their own legal counsel regarding estate matters.