Process Serving · Landlord and tenant
Unlawful Detainer Summons Service in Virginia
DFS serves Virginia unlawful detainer summonses for landlords, property managers and their attorneys in general district court cases, and is clear about where the server's role ends and the sheriff's begins.
The eviction case runs on the return day
In Virginia, a landlord seeking possession usually files an unlawful detainer in general district court. Under Va. Code § 8.01-126, the summons may be served under §§ 8.01-293, 8.01-296 or 8.01-299 and must generally be served at least 10 days before the return day.
Tenants are often out when the server arrives, so posted service is common. In general district court, § 8.01-296 lets the required mailing be satisfied by mailing the unlawful detainer showing the date, time and place of return.
What DFS does for landlords
Unlawful detainer summonses served for Virginia landlords, with timing tracked and posting documented.
- Summons servicePersonal, family-member or posted service of the unlawful detainer summons at the unit.
- Timing trackedThe return day is logged at intake so the 10-day margin stays visible.
- Posting recordsPhotographs and footage of posting at the front or main-entrance door.
- Occupancy notesObservations such as an apparently vacant unit are reported plainly.
- Affidavit per unitA separate affidavit for each tenant and address.
Unlawful detainer workflow
- Send the summonsInclude the return day, unit address and tenant names.
- Quote by jurisdictionDFS confirms the county or city rate and service level in writing.
- ServeAttempts proceed toward personal or family-member service, then posting if needed.
- ProofThe affidavit comes back promptly; the landlord or counsel completes any mailing and certificate.
Where DFS stops
Virginia reserves the physical eviction for officers.
- Only a sheriff or high constable may execute a writ of possession or eviction under § 8.01-293(B); DFS does not remove occupants or change locks.
- Landlord notices required by a lease or by law may be served by the landlord or its agent under § 8.01-296(4); the summons is the piece DFS serves.
- Hearing dates and notice periods are set by statute and the court; counsel or the landlord confirms them.
Questions about unlawful detainer service
How far ahead should I send the summons?
Early enough that service can be completed at least 10 days before the return day, with room for a second attempt. Urgent or Rush may be needed if the date is close.
Can DFS serve several units in one complex?
Yes. Each tenant gets a separate attempt record and affidavit, and the quote covers the full batch.
Who mails the copy after posting?
The landlord, counsel or their agent. DFS's affidavit gives the posting date and location needed for the certificate of mailing.
Virginia guides
Longer answers from the DFS Guides & FAQ.
Related pages
More on process serving in Virginia.
Reviewed October 2026 by Delator Field Services. General information about Virginia practice, not legal advice.
Papers to serve in Virginia?
Send the documents and the recipient’s last known address through the request form. DFS confirms the county, service level and price in writing before the first attempt.
Questions first? Call or text (629) 310-8667 or email contact@delatorgroup.com.