Restoring a 1,200 square foot townhouse should not be much trouble. It never is. Until it is.
The project expanded quickly with discoveries of latent damage by the last tenant. Being systems-oriented and experienced in renovation, I designed a new look, consulted my contractor, and ordered materials. Straightforward enough.
This can’t be made up!
The kitchen dishwasher did not work and was filled with ants. The four-year-old refrigerator was beyond cleaning. New appliances were purchased, loaded onto the bed of my truck. Down the road I went – Beverly Hillbillies style. The truck and its treasures waited in my garage until installation day.
Red Tailgate Warning
It is remarkable how much dirt, grime, and grease can accumulate in one tiny house. The air return vent looked like a small dog had been sucked in. Ducts, HVAC, and carpets were cleaned. Walls and ceilings were painted and sealed with special primer.
Coats of Primer and Paint Restored Walls & Ceilings
The carpets were commercial quality and had survived the abuse reasonably well. Once cleaned, I could finally breathe in the house. Then I looked at the living room carpet and asked: why is it still here? The new LVP flowing in from the kitchen, foyer, and powder room made the answer obvious. One call to my contractor. One additional material order.
Then came the next call. The kitchen floor had an additional underlayment, creating a level difference at the transition. Back to the distributor. And so it goes.
A simple idea devolved into additional shopping, sourcing, designing, problem-solving, and implementing.
Progress!
Why share this? Not to complain about a reckless tenant, but to remind every homeowner and investor that even well-planned projects shift when you add one “simple” change mid-stream. Will I regret it? No. A continuous floor line in a small house has strong optics, and there will be no carpet to stain in the next tenancy.
The best laid plans take unexpected turns. The right decisions are still worth making.
Rentals. Their management and tenancy are a significant part of real estate ownership. At Properties on the Potomac, we follow legislative updates in all three of our jurisdictions: Virginia, Maryland, and Washington, D.C. Each has its own landlord-tenant laws that must be carefully observed.
As professionals, we help property owners secure good tenants who care for their homes. We do this across all three jurisdictions. We also assist past clients who are transitioning into rentals for lifestyle changes or interim situations.
Unlike residential sales, rentals are governed largely by statute. Landlord-tenant laws affect day-to-day operations, which can significantly impact a landlord’s finances.
Affordable housing is a major topic today. Alongside that discussion, tenant rights and landlord obligations are receiving increased attention. Maryland has already enacted stricter rules involving security and pet deposits. Virginia is considering several similar measures.
Security Deposit rules by jurisdiction
(their refund rules will be addressed in a future blog):
Washington, D.C. All security deposits must be held in FDIC-insured escrow accounts and must accrue interest.
Maryland Security deposits are limited to one month’s rent. Pet deposits are not allowed, though landlords may negotiate non-refundable rent increases related to pets. All deposits must be held in FDIC-insured escrow accounts.
Virginia There is currently no cap on security deposits, and no escrow or interest requirement. However, this may change with pending legislation.
Delinquent Rents and Eviction Initiation
Washington, D.C. Landlords must provide 30 days written notice of nonpayment. Tenants may cure during that period.
Maryland Tenants generally have 10 days to pay or vacate. The eviction process itself is often lengthy.
Virginia Currently requires a 5-day pay-or-quit notice. Proposed legislation would extend this to 14 days.
It is critical that landlords follow the rules of their jurisdiction. Failure to comply can result in loss of deposits, unnecessary repair responsibilities, fines, and delayed legal action.
For many landlords, working with a professional property manager helps reduce risk and keeps operations compliant.
Virginia Legislative Updates – 2026 Session
When I attended the Northern Virginia Association of Realtors Legislative Day in Richmond on January 29, I learned about several landlord-tenant bills currently under consideration in the Virginia General Assembly. Many could meaningfully affect landlords.
Eviction and Payment Reforms
• HB 15 (Price) — Extends the grace period for late rent payments from 5 days to 14 days before eviction proceedings may begin. • HB 95 (Bennett-Parker) — Requires landlords to offer payment plans of up to six months to tenants behind on rent before terminating a lease. • HB 281 (Callsen) / SB 373 (Boysko) — Removes the requirement for tenants to pay disputed rent into court before asserting legal defenses. • HB 837 (McClure) / SB 273 (Locke) — Updates the Eviction Diversion Program’s eligibility and notification process.
Fees and Maintenance
• SB 313 (Ebbin) / HB 1005 (Price) — Prohibits landlords from charging for routine maintenance unless caused by a tenant’s lease violation. • HB 1409 (Schmidt) — Bans certain charges for common-area utilities, delivery fees, and services beyond actual costs. • SB 349 (Locke) — Limits pre-tenancy fees and requires full written disclosure prior to showings.
Tenant Protections
• HB 14 (Price) — Allows local governments to pursue legal action against landlords who fail to correct hazardous conditions. • HB 1408 (Schmidt) — Expands protections for victims of family abuse. • HB 1252 (McClure) — Requires disclosure of algorithmic rent-pricing tools and allows tenants to request human review. • HB 329 (McClure) — Expands definitions of retaliatory conduct and tenant remedies.
Local Authority and Market Regulation
• HB 278 (Clark) — Allows local governments to adopt anti-rent gouging policies. • SB 547 (Sturtevant) — Limits ownership of single-family homes by certain entities and requires public marketing periods.
As a current or prospective landlord, review these proposals and determine how they might affect your properties and investments. You have the right to address concerns or express support with your elected representative.
At Properties on the Potomac, we track legislative changes closely to help our clients stay informed and prepared.
If you own rental property and have questions, we are available to help. Text Broker, Krasi Henkel to discuss your questions.
