Virginia landlords, we have 45 days to give an accounting of the security deposit. When there is an eviction, what date do I use as an exit date? The date of the court when Judge gave us possession (misleading as you have 10 days to appeal, extra with holiday this time) or the date Sheriff let us change locks and we set her stuff out? Either 05/15/26 or 06/01/26

I don't know yet what total will be and IDK if I even have to give her the satisfaction of knowing how much damage she did? I was thinking of just stating how much total was at court judgment rent + damage= xx - 300.00 deposit = balance due.

Jason is right - the 45 days start when they actually vacate the property.

Whether by returning it properly or being escorted by law enforcement.

Wait as long as possible & If you can't get all the work actually done, use written quotes from contractors. I think there is a provision to say, basically, there are more unknown charges still coming.

Someone's ones right to appeal has nothing to with your responsibility to get inside and see if damage has been done to your property.

Be careful on these appeals timelines anyway. In Pa we have two appeal deadlines. 10 Days if you don't agree with any money owed and 30 days to for possession. We have 30 days to send out our security deposit itemization.

So I am glad you your place back. Before starting to get mad about the condition, ask yourself - what is the probability of you collecting from this deadbeat? You can open yourself up to more headaches, or you can reflect at this as a teaching moment and improve your processes. The choice is yours.

I still attach damages to the eviction every time.

They did you wrong. You might have made mistakes that allowed it but they still did you wrong and cost you money.

I never plan on collecting anything. When I do I consider it a bonus.

What I want to make sure I do is allow the next landlord the opportunity to know a little more about what happen with the eviction.

If they skipped out owing a month's rent that is one thing. If they skipped out and left the place trashed that is another.

Both need to be addressed as both cost me money.

When I sign the check to the lawyer I sit back and wonder what I did wrong, so I can hopefully learn from it.

They will allow you to garnish the BF when he wasn't on the lease?

Pat,

We send our DEPOSIT SETTLEMENT form IMMEDIATELY to avoid any confusion or arguments on dates or possibly miss a deadline,

as certified mail with photos (so even their free atty will say "settle!")

AND a payment plan - usually to continue autodrafting $50-100 per week to settle up. MANY accept that plan on the spot.

My lease is clear: a full page, single spaced, 2 columns of STANDARD CLEANING AND REPAIR CHARGES. My judge said he likes the list because it's pre-agreed by the res and he does not have to figure out if $200 to replace a bedroom door is reasonable or dig thru a shoebox of receipts.

Move out should be simple an swift with a checklist from the lease (pre-signed by res) and a camera.

I require my lease manager to do it within 24 hours of the move out walk thru.

BRAD

PS

The laws which punish the LL for errors or T friendly judges or disputes over deposit refunds is a huge reason I no longer take deposits but rather a Rent Discount Price Lock Guarantee Program Fee in it's place, in over 1,000 leases.