House with tenants · Hampton Roads, Virginia
Sell your rental with the tenants still living in it.
No waiting for the lease to run out. No turnover, no vacancy, no showings that wear on a good tenant. Ask for a fair, no-obligation cash offer, fast, while the lease keeps running.
- No obligation
- Sell with tenants in place
- No agent commissions
- U.S. Navy veteran-owned He knows PCS orders firsthand.
- A contractor’s eye Repairs priced honestly.
- Hampton Roads local Not a franchise or an app.
- As-is, any condition No repairs, no cleaning.
Where you are
You want to sell. Someone else lives there.
Maybe the lease has months left on it. Maybe the tenant went month-to-month years ago and never left. Maybe the rent is late again, or the house needs work you haven’t been inside to see. Either way, you are ready to be done with this rental, and a household still calls it home.
The usual way to sell means asking your tenant to keep the place show-ready for strangers, or waiting for them to move and then carrying an empty house while you fix it up. Neither is easy on you, and neither is easy on them.
There is a simpler path. We buy rental houses with the tenants living in them. You don’t have to give anyone notice, touch a single repair, or travel back to Hampton Roads just to find out what the house is worth to us.
Virginia law
Selling a rental house with tenants in Virginia: what the law asks of you.
Virginia’s Residential Landlord and Tenant Act puts a couple of clear duties on a landlord who sells. These are the ones that come up at closing, with the Code section for each.
Educational, not legal advice. This section explains general Virginia rules in plain language, reviewed . Every situation is different, so talk to a Virginia attorney before you act on it.
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Tell the tenant who the new owner is
When a rental home is sold, the landlord has to notify the tenant of the sale and give the buyer’s name, address and a telephone number where the buyer can be reached.
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The security deposit follows the house
If you keep the deposit after closing, your buyer still owes it back to the tenant when they move out. Virginia makes the new owner answer for it either way, so the deposit is usually credited to the buyer at closing.
Your options
Keep it, wait it out, list it or sell it occupied: what each path asks of a landlord.
Each of these works for somebody. It comes down to the lease, the tenant, the house and how much longer you want to be a landlord.
| Option | What it involves | A good fit when | Watch out for |
|---|---|---|---|
| Keep renting it | Keep the lease going, collect rent, and handle repairs yourself or pay a manager. | The rent covers the costs and you still like being a landlord. | Nothing changes, including the repair calls and the turnovers. |
| Wait for the lease to end, then list | Let the tenant move out at the end of the term, then repair, clean and list with an agent. | The lease ends soon and you can carry an empty house for a while. | Can bring a higher price, but you pay the mortgage, taxes and utilities on a vacant house while it is fixed and sold, and commissions come out at closing. |
| List it with the tenant living there | An agent markets the house while the tenant stays, with showings worked around them. | The tenant is cooperative and keeps the house in good shape. | Showings depend on your tenant’s goodwill, and a buyer who plans to live there needs it empty by closing. |
| Offer the tenant a move-out deal | Pay the tenant to leave early by written agreement, often called cash for keys, then sell it vacant. | The tenant wants to move anyway and is willing to sign. | It costs you money up front, and it only works if they agree and actually go. |
| Our offer Sell it to us with tenants in place | One cash offer for the house as it stands, with the lease, the tenant and the repairs included. | You want out now, the house needs work, or showings would be hard on everyone. | A vacant, updated house may list for more. Set our number beside that estimate, after repairs, holding costs and commissions, and compare. |
Weighing these is a lot easier with a real offer on the table. Get your cash offer, then decide.
Why landlords call us
Why owners sell occupied rentals to a local investor.
An occupied rental comes with a house, a lease and a household. We take the house as it stands and work around the people living in it.
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No parade of showings
Your tenant doesn’t have to keep the place spotless for weekend open houses. We set up a walk-through or two at times that suit them, with proper notice.
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Repairs priced from experience
Angel’s background is contracting work, so worn floors, an old roof or a tired kitchen get priced for what the work really costs, without padding.
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No need to end the lease
You don’t have to end a tenancy or wait out a term to sell to us. Existing leases usually stay in place when a rental is sold, and the new owner picks up where you leave off.
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A Navy veteran who lives here
Angel served in the U.S. Navy and calls Hampton Roads home. This is a local buyer, not a national franchise or an app. If you rented the house out when orders moved you, he understands how that happens.
Sellers
In their words
Saved me from a huge headache!
I inherited a property that needed a massive amount of work—roof leaks, outdated plumbing, you name it. I didn’t have the time or funds to fix it up before putting it on the market. Remodeling Investment Group came through with a fair cash offer within 24 hours. The process was smooth, transparent, and we closed in under two weeks. Couldn't recommend them enough!
Marcus T. Seamless experience from start to finish.
I had to relocate for a new job on short notice and needed to sell my home fast without dealing with endless open houses or repair demands from retail buyers. Remodeling Investment Group made a direct cash offer, handled all the paperwork, and let me pick my closing date. Truly stress-free!
Elena R. Perfect solution for landlords ready to step away.
After dealing with problematic tenants and constant repairs on my rental property, I was ready to exit. Remodeling Investment Group bought the property as-is—no cleaning or repairs required. They were honest, polite, and kept every promise they made. A top-tier team!
David K.
How it works
Selling a rental with tenants to us, in four steps.
You decide whether to go ahead at every step, and your tenant’s routine carries on in the meantime.
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Send the address and the lease basics
Tell us the rent, when the lease ends and what the house needs. A copy of the lease helps, but it can wait.
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Hear our offer
We weigh the house, the lease and the repairs together, then make a fair, no-obligation cash offer, fast.
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Let your tenant know
Once you accept, let your tenant know the house is being sold. Before closing, we give you the new owner’s name, address and phone number for the notice Virginia requires. We are glad to help with that conversation too.
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Settle up and close
Rent and the security deposit get settled at the closing table, we cover standard closing costs, and the sale closes on the date you pick, once title is clear.
Before you call
Paperwork that helps, when you can find it.
You don’t need any of this to get an offer. It just makes the closing smoother.
- The lease. Every signed page, plus any renewals or addenda.
- The rent ledger. What the tenant pays, when it is due, and anything past due.
- Security deposit records. How much you hold and where it is kept.
- Tenant contact details. So a walk-through can be set up politely.
- Loan payoff details. The lender, the balance and the last statement you received.
- Your property manager’s contact. If someone manages the house for you.
Can’t put your hands on the lease? Ask for your offer now and dig it out later.
Questions
Selling a house with tenants in Virginia: questions and answers
Can I sell my house with tenants in it in Virginia?
Yes. You can sell a rented house while the tenant lives there, and existing leases usually stay in place when a rental is sold, so the buyer takes over as landlord. Have your attorney or the title company read your lease for any clause about a sale.
Do I have to tell my tenant I’m selling the house?
Yes, and in writing is best. Virginia requires you to tell your tenant about the sale and give them the buyer’s name, address and phone number (Va. Code § 55.1-1216). A short, friendly letter after you accept an offer covers it, and telling them early tends to keep things calm.
What happens to the tenant’s security deposit when I sell?
It usually goes to the buyer as a credit on the closing statement, because the buyer is the one who will owe it back when the tenant leaves (Va. Code § 55.1-1226). Bring your deposit records and the title company can work it into the numbers.
Who becomes my tenant’s new landlord when I sell to you?
Whoever takes title at closing. Depending on the house, we may keep it and renovate it, or our purchase contract may be assigned to another buyer, and we tell you that upfront, in writing. Either way, you will have the new owner’s name, address and phone number for your tenant notice under Va. Code § 55.1-1216 before the sale closes.
Can my tenant refuse to let buyers see the house?
Not without a good reason. Virginia law says a tenant shall not unreasonably withhold consent for the landlord to show the home to prospective buyers, and the landlord must give notice and enter only at reasonable times (Va. Code § 55.1-1229). Selling to us means a walk-through or two arranged around your tenant, not weeks of open houses and agent showings.
Will having a tenant lower your offer?
Not by itself. We price the house, the lease terms and the repairs together. A long lease at below-market rent is part of that math, and so is a good tenant who pays on time. Whatever the number is, we walk you through how we got there, so you can judge it for yourself.
I live out of the area now. Can I still sell the rental?
Yes. Whether orders moved you or life did, you don’t need to come back to get an offer: we set the walk-through with your tenant or your property manager, and the title company will tell you how you can sign from where you are.
Do I need to end the lease or evict the tenant before selling?
No. You don’t have to end a tenancy to sell to us or to ask for an offer. If you would rather deliver the house empty, talk with an attorney about the notice your lease and Virginia law require before you send anything.
My tenant is behind on rent. Will you still make an offer?
Yes, past-due rent does not rule your house out. Late rent and strained tenancies come with owning rentals, and they are part of what we price in. Tell us what is going on and you will get a straight answer.
Educational, not legal advice. Answers about Virginia law cite the Code section they rely on.
Related
Dealing with more than one of these?
A worn-out rental, a move, or an inherited house with a renter in it: each one is still one sale.
We buy rentals with tenants in all seven Hampton Roads cities
Sources
- Va. Code § 55.1-1216 (opens in a new tab)
- Va. Code § 55.1-1226 (opens in a new tab)
- Va. Code § 55.1-1229: tenant access, including showings to purchasers (opens in a new tab)
Code sections link to the official text. Last reviewed . Laws change; we re-check these sources when the page is updated. Educational, not legal advice.
Free · No obligation · Tenants welcome
Get your offer without ending the lease.
Tell us the address, the rent and when the lease ends. Your tenant keeps living there, you keep collecting rent until closing, and you get a fair, no-obligation cash offer, fast. Say yes, and the sale closes on the date you pick, once title is clear.
- Send the address and a few details. A few minutes, no obligation.
- Get a fair cash offer. For the house as-is.
- Pick your closing date. We close on it once title is clear.
Rather talk it through? Call (757) 386-0307 or send a text.