Senate approves bill allowing victims of abuse to terminate leases early after heated debate

The Virginia Senate on Jan. 21, 2025, passed Senate Bill 884, a change to the Virginia Residential Landlord and Tenant Act that expands early termination rights for tenants who are victims of family abuse, sexual assault, stalking or human trafficking. After contested floor debate and a failed motion to re-refer the bill to the Courts of Justice Committee, the Senate approved the bill on final passage by a recorded vote, 25-15.

Senator Jeremy Perry, the senior senator from Loudoun and the bill’s patron, argued the measure expands protections for victims who often face the greatest risk when they try to leave abusive situations. Perry said the bill “seeks to expand protections for victims of domestic violence, victims of sexual assault, victims of human trafficking, and victims of stalking offenses” and described the measure as a tool to help people escape imminent danger.

Opponents urged more judicial review and committee consideration. Senator Vic Franklin, the senator from Franklin, moved to re-refer SB 884 to the Courts of Justice Committee, arguing the bill lacked the judicial-review mechanism the Courts of Justice Committee would apply to complex landlord-tenant and civil issues: “This bill in its current form does not have that nor has it been reviewed by the courts committee,” Franklin said on the floor.

The body debated the proper level of review after emergency protective orders are issued. Senator Stanley said he supported the bill’s aim but worried about allowing magistrate-issued protective orders — issued on short notice and often without extended evidentiary hearings — to trigger lease termination without additional judicial scrutiny. Stanley described concerns that the bill’s mechanics “allow it to be subject to people using the system to get out of landlord tenant agreements when in fact it is to protect those victims from harm.”

A motion to re-refer to Courts of Justice failed on a recorded vote, 19-21. The Senate then voted to reconsider, and after additional debate the measure passed final passage 25-15.

SB 884 retains an obligation that tenants pay the last 30 days’ rent in affected cases; it does not eliminate all financial obligations, according to floor remarks. The bill’s supporters and opponents said they expect its implementation to involve collaboration among landlords, courts, and victim-service providers.

The bill will advance to the House (or other required next steps depending on the legislative process) for further consideration as required by the General Assembly’s process.