Short answer. Cases go to the General District Court. No written answer is required in general; a tenant who disagrees comes to court on the return date on the summons, where the case is tried or a trial date is set. A tenant who doesn't come can have judgment entered against them. Who carries out a lockout: sheriff.
At a glance
- Court
- General District Court. The general district court; the summons is issued by a magistrate, clerk or judge of that court.
"Summons for unlawful detainer issued by magistrate or clerk or judge of a general district court"
Source 1 - Filing fee
- The state court fee for an unlawful detainer is $36 (Va. Code § 16.1-69.48:2); local charges and the sheriff's service fee are added, so the total differs by locality. Prince William County's General District Court lists $50 to file plus $12 per defendant for sheriff service.
"or other civil proceeding, the fee shall be $36."
Source 4 - Hearing after filing
- The summons is served at least 10 days before the return day, and the first hearing is no more than 21 days after filing.
"the initial hearing on such summons shall occur as soon as practicable, but not more than 21 days from the date of filing."
Source 1 - Time to answer or appear
- No written answer is required in general; a tenant who disagrees comes to court on the return date on the summons, where the case is tried or a trial date is set. A tenant who doesn't come can have judgment entered against them.
"come to court on the RETURN DATE to try this case"
Source 7 - Judgment to writ
- On the landlord's request the judge orders the writ of eviction to issue as soon as judgment is entered.
"the judge shall further order that the writ of eviction issue immediately upon entry of judgment for possession."
Source 1 - Writ to lockout
- The sheriff can't evict before the 10-day appeal period ends, and serves notice at least 72 hours before executing the writ.
"In no case, however, shall the sheriff evict the defendant from the dwelling unit prior to the expiration"
Source 1 - Who carries out the lockout
- Sheriff. The sheriff serves notice and executes the writ of eviction.
"In no case, however, shall the sheriff evict the defendant from the dwelling unit prior to the expiration"
Source 1 - Paying to stop the case
- In a case based only on unpaid rent, the tenant (or someone for the tenant) can pay all amounts on the summons, including the sheriff's fees, to the landlord, the landlord's attorney or the court at least 48 hours before the scheduled eviction.
"no less than 48 hours before the date and time scheduled by the sheriff for the eviction"
Source 3 - Right to counsel (statewide)
- No statewide right to counsel for tenants in eviction cases (as of November 2026, per the National Coalition for a Civil Right to Counsel): its tracker of enacted laws lists no statewide law here.
"An eviction right to counsel is created by an enacted law that, at a minimum:"
Source 6, National Coalition for a Civil Right to Counsel (secondary source) - Diversion or mediation (statewide)
- Yes. The Eviction Diversion Program (Code § 55.1-1262): in a general district court that runs it, an eligible tenant in a nonpayment case who pays at least 10 percent of the amount due at the first docket call can enter a court-ordered payment plan. The section states no end date.
"A tenant in an unlawful detainer case shall be eligible to participate in the Program if he:"
Source 8
Sample timeline: filed Monday, December 7, 2026
Earliest under the statute; courts' calendars often take longer.
Need the other side served? Process serving with an affidavit of service.
- Answer or appear: Thursday, December 17, 2026
- Hearing or trial: Thursday, December 17, 2026
- Judgment: Thursday, December 17, 2026
- Writ or warrant of possession: Thursday, December 17, 2026
- Earliest lockout: Sunday, December 27, 2026
Another date: open the estimator.
Want us to handle it?
A runner files your papers in person at the clerk's window and sends you a scan of the stamped copy. We file what you prepared; we don't give legal advice.
Price: Outside New Jersey it goes through our contractor network: quote-based, confirmed before any work starts, and booked once a local contractor accepts. In New Jersey it is from $75 per filing, court fees at cost. Starting rates. Your exact price is quoted after we confirm a local notary/runner, before you pay.
Help the official pages point to
- In a case based only on unpaid rent, the tenant (or someone for the tenant) can pay all amounts on the summons, including the sheriff's fees, to the landlord, the landlord's attorney or the court at least 48 hours before the scheduled eviction.
- The Eviction Diversion Program (Code § 55.1-1262): in a general district court that runs it, an eligible tenant in a nonpayment case who pays at least 10 percent of the amount due at the first docket call can enter a court-ordered payment plan. The section states no end date.
Worth knowing
The writ must be requested within 180 days of judgment and is vacated if not executed within 30 days of issuance. The summons (DC-421) says a nonpayment case is dismissed if the tenant pays everything owed (rent, fees, attorney fees and costs).
Sources
- Code of Virginia, Title 8.01, Chapter 3, Article 13 (Unlawful Entry and Detainer) (checked November 2026)
- Code of Virginia 8.01-471: Time period for issuing writs of eviction (checked November 2026)
- Virginia Judicial System: Form DC-469, Request for Writ of Eviction in Unlawful Detainer Proceedings (07/23) (checked November 2026)
- Code of Virginia § 16.1-69.48:2, Fees for services of district court judges and clerks and magistrates in civil cases (checked November 2026)
- Filing Civil Suits, Prince William County General District Court (checked November 2026)
- National Coalition for a Civil Right to Counsel (secondary source): National Coalition for a Civil Right to Counsel: Enacted Eviction Right to Counsel and Eviction Defense Programs (last modified November 2026) (checked November 2026)
- Virginia Judicial System: Form DC-421, Summons for Unlawful Detainer (rev. 10/24) (checked November 2026)
- Code of Virginia § 55.1-1262: Eviction Diversion Program (checked November 2026)
Sourced from official pages; a few facts from vetted secondary sources, marked "(secondary source)".
General information, not legal advice; we are not lawyers. Not a court form. Earliest under the statute; courts' calendars often take longer.
Common questions
Which court hears eviction cases in Virginia?
General District Court. The general district court; the summons is issued by a magistrate, clerk or judge of that court.
How long does a tenant in Virginia have to respond?
No written answer is required in general; a tenant who disagrees comes to court on the return date on the summons, where the case is tried or a trial date is set. A tenant who doesn't come can have judgment entered against them.
How soon after filing is the Virginia hearing?
The summons is served at least 10 days before the return day, and the first hearing is no more than 21 days after filing. That's the statute's window; the court's own calendar decides the actual date.
When can a Virginia landlord get the writ after winning?
On the landlord's request the judge orders the writ of eviction to issue as soon as judgment is entered.
How long between the writ and a lockout in Virginia?
The sheriff can't evict before the 10-day appeal period ends, and serves notice at least 72 hours before executing the writ.
Who carries out an eviction in Virginia?
Sheriff. The sheriff serves notice and executes the writ of eviction. The officer acts on the court's order.
Can paying the rent stop a Virginia eviction case?
In a case based only on unpaid rent, the tenant (or someone for the tenant) can pay all amounts on the summons, including the sheriff's fees, to the landlord, the landlord's attorney or the court at least 48 hours before the scheduled eviction.
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