Virginia Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Virginia transactions, plus a plain-English summary of what Virginia law expects in a residential purchase contract. Free PDF, no signup required.
Virginia Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Virginia Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Virginia residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Federal Lead-Based Paint Disclosure Verbatim language required
42 U.S.C. 4852d; 40 C.F.R. Part 745 Subpart F (745.113); 24 C.F.R. Part 35 Subpart A
Pre-1978 housing: contract must contain the Lead Warning Statement, seller's disclosure of known lead paint/hazards, records statement, buyer's 10-day inspection opportunity, and signed acknowledgments
Applies to: pre-1978 residential
Virginia Residential Property Disclosure Statement (buyer-beware regime)
Va. Code 55.1-703 (form: 55.1-714; delivery/termination: 55.1-709; exemptions: 55.1-702)
Unique caveat-emptor structure: seller delivers the Real Estate Board's standard disclosure statement (DPOR website form) stating the seller makes NO representations as to 19+ enumerated matters (condition, mineral rights, adjacent zoning, sex offender registry, flood hazard, marine clays, radon, lead pipes, defective drywall, dams, airport/military proximity, etc.) and advising due diligence; if not delivered before ratification, buyer gets a statutory termination right
Applies to: all residential 1-4 units (exemptions at 55.1-702: court-ordered, foreclosure, co-owner/spousal, governmental, certain new construction)
Military Air Installation Disclosure
Va. Code 55.1-704
Seller in a locality with a military air installation must disclose, on the Real Estate Board form, whether the property is in a noise zone or accident potential zone on the official zoning map
Applies to: residential property in noise/accident potential zones near military air installations
Pending Building or Zoning Violation Disclosure
Va. Code 55.1-706
Seller who has received locality notice of a pending, unabated building or zoning code violation must disclose it in writing before contract acceptance
Applies to: all residential where violation notice received
Lis Pendens Disclosure
Va. Code 55.1-706.1
Seller must disclose in writing any lis pendens filed against the residential property
Applies to: all residential subject to a filed lis pendens
Methamphetamine Manufacture Disclosure
Va. Code 55.1-708
Seller with actual knowledge that the property was used to manufacture methamphetamine and not remediated to state standards must disclose in writing prior to contract
Applies to: all residential with known meth manufacture history
Stormwater Management Facility Disclosure
Va. Code 55.1-708.1
Seller with actual knowledge of a privately owned stormwater management facility on the property carrying a maintenance obligation must disclose it in writing prior to contract acceptance
Applies to: all residential with private stormwater facility
Repetitive Risk Loss (Flood) Disclosure
Va. Code 55.1-708.2
Seller with actual knowledge that the dwelling is a repetitive risk loss structure (multiple flood insurance claims) must disclose that fact in writing prior to contract acceptance
Applies to: all residential that qualify as repetitive loss structures
Virginia Regulates Wholesaling
Va. Code 54.1-2100, as amended by 2024 Va. Acts (HB 917), effective July 1, 2024
Licensing-based regulation: the 2024 amendment expanded 'real estate broker' to anyone who, for compensation, sells or offers to sell, buys or offers to buy, negotiates, or otherwise deals in real estate contracts, INCLUDING ASSIGNABLE CONTRACTS, on two or more occasions in any 12-month period. Wholesaling contracts more than once in 12 months without a broker's license is unlicensed brokerage; a true one-off assignment falls outside the definition. Double closings (taking title) remain outside the broker definition
See how Virginia compares in our wholesaling laws by state table.
Virginia Closing Practice at a Glance
| Deed convention | General warranty deed with English covenants of title is the customary conveyance for arm's-length residential resales (Va. Code 55.1-354 to 55.1-362 construe the shorthand covenants); special warranty deeds are common for new construction, REO, and estate/trustee sales |
| Transfer tax | State/local recordation tax (Va. Code 58.1-801, $0.25 per $100, plus one-third local add-on per 58.1-814) paid by buyer; grantor's tax (Va. Code 58.1-802, $0.50 per $500) paid by seller; NoVA/Hampton Roads localities add regional grantor fees (58.1-802.3 regional transportation improvement fee $0.10 per $100; 58.1-802.4 regional congestion relief fee $0.10 per $100) |
| Customary payer | split by statute/custom: buyer pays recordation tax, seller pays grantor's tax and regional grantor fees; allocable by contract |
| Attorney closing | Attorney not required for a typical closing. Attorney not required; Virginia expressly authorizes lay settlement agents under RESA (former CRESPA), Va. Code 55.1-1000 et seq.; closings governed by the Wet Settlement Act, Va. Code 55.1-900 et seq.; buyer chooses the settlement agent |
| Witness and notary | Deeds and recorded instruments require acknowledgment before a notary (or equivalent proof) for recordation (Va. Code 55.1-600 et seq.); no witnesses required; purchase contracts need no notarization |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Virginia attorney before use. Read the full disclaimer.
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