If your rental is inside a City of Manassas rental inspection district, you need a City inspection and a certificate of compliance, and getting the inspection done before tenants move in is your job as the landlord. The City's rental housing inspection application and FAQ (revised 8/1/2024) says the initial inspection and first re-inspection are free. After that, the City's building fee ordinance sets a $90 fee when a re-inspection finds the original problems still haven't been fixed. A clean inspection can earn a 48-month exemption from annual inspections.
This article is general information, not legal advice. Ordinances and fees change, so confirm details with the City or an attorney.
Which areas are in a rental inspection district?
The rules are in Chapter 26, Article III of the Manassas City Code. Under Sec. 26-22, the districts are the ones on an official map adopted with Ordinance O-2005-41, as amended. That map is "kept on file and available for public inspection in the codes compliance office," which the Code defines as the Office of the Building Official. The City doesn't publish the district map or a street list online. (The "Inspection Districts" layer on the City's GIS server shows code-officer patrol areas covering the whole city. It is not the rental district map.)
How to check a specific address: contact the City, which keeps the official map.
- Planning & Development (home of the Building Official): 9027 Center Street, 2nd Floor, 703-257-8278 or permitstatus@manassasva.gov (Planning & Development).
- Rental inspection questions: the City's rental inspection FAQ lists 703-257-8306.
- Don't go by your mailing address. Many Prince William County homes have "Manassas" addresses but sit outside the independent City of Manassas, so this ordinance doesn't apply to them.
- Manassas Park is separate. Manassas Park's district covers properties west of Euclid Avenue, excluding Moseby Court, and has its own $62.50 fee.
City Council can also bring an individual unit outside a district into the program by making a separate finding under Va. Code § 36-105.1:1 (Sec. 26-26(e)).
What counts as a rental, and what triggers an inspection?
A covered rental is any unit leased month-to-month or for more than 30 days, from single-family homes and townhouses to condos and apartments (Sec. 26-21). Newly built units are exempt for 48 months after their certificate of occupancy (Sec. 26-27(b)).
When the City notifies you
Once the City mails a notice to district owners, you have 60 days to tell the City the property is a rental. You then have 30 more days to arrange the initial inspection (Sec. 26-25).
Before a new tenant moves in
The City's FAQ is direct: "The landlord is responsible for obtaining the rental inspection prior to allowing tenants to occupy the unit."
When utilities change hands
If the utilities transfer to a new occupant, the current certificate ends on the last day of that month, and a new inspection has to be arranged (Sec. 26-27(a)(4)).
When you buy or sell
The owner has to notify the City of a change of ownership within 30 days of title transfer (Sec. 26-25(d)).
How often, and what does it cost?
| Item | What the City says |
|---|---|
| Certificate term | 12 months (Sec. 26-27(a)(2)) |
| Clean inspection | 48-month exemption from annual inspection, which can be revoked if violations appear (Sec. 26-26(b), 26-27(a)(3)) |
| Annual inspection cap | No more than once per calendar year (Sec. 26-26(d)) |
| Initial inspection + first re-inspection | No fee (City application, rev. 8/1/2024) |
| Re-inspection where original problems aren't fixed | $90, "Rental Housing Certificate of Compliance" line in Ordinance O-2024-21, effective July 1, 2024 |
| Multifamily (more than 10 units) | The City samples 2 units up to 10% of units (Sec. 26-28) |
The Code sets these fees by uncodified ordinance (Sec. 26-29). The current one is O-2024-21, the City's building plan review and inspection fee schedule. Its fee is "$90.00 after a re-inspection is completed and the original discrepancies have not been abated," which matches the City's application. Fees can change, so confirm with Planning & Development (703-257-8278) before you budget.
Ignoring it costs more. Willfully failing to give the required notice carries a $50 penalty every 30 days per property (Sec. 26-31(b)). Willfully failing to comply with the inspection requirements falls under the building code penalties in Sec. 26-3: a misdemeanor with fines of up to $2,500.
Common items inspectors flag
The City describes its pre-inspection checklist as listing "violations that are commonly found during routine inspections," and says a "NO" answer means "a code violation is likely to be present." Items on the City checklist include:
- Exterior: house numbers visible from the road (3 inches high, half-inch stroke); handrails on steps with more than four risers; guardrails on porches, decks, and landings more than 30 inches above grade; garbage in watertight, rodent-proof containers with tight lids; grass under 12 inches; a weather-tight roof; and siding free of excessive peeling paint or rot.
- Electrical: a labeled panel; cover plates on every outlet, switch, and junction box; at least two separate receptacles in each habitable room; at least one receptacle in each bathroom; a grounded or GFCI receptacle in the laundry area.
- Heating and plumbing: heat that can keep habitable rooms and bathrooms at 65°F in winter; fuel-burning equipment vented to an approved chimney or vent; vacuum breakers on hose bibs; a temperature and pressure relief discharge pipe on the water heater.
- Ventilation: an openable window or mechanical ventilation in each bathroom, and a properly vented clothes dryer.
- Fire safety: smoke detectors on every floor including the basement, and in or right next to every bedroom; hallways, exits, and egress windows clear of stored items.
- Doors and pests: exterior doors that unlock from inside without a key, and no insect or rodent infestation.
The City Code's definition of a violation (Sec. 26-21) covers the same ground: fire safety, sanitary facilities, heating, electrical and mechanical systems, and a weather-tight building.
How to prepare
- Confirm district status with Planning & Development.
- Walk the City's checklist yourself a couple of weeks before you need the unit rented.
- Fix the cheap items first. Outlet covers, smoke alarms, loose handrails, and missing house numbers are easy to fix, and they're easy to miss.
- Ask about permits. The City's FAQ says extensive repairs may need permits first.
- Schedule early. The FAQ says inspections happen within two working days of a written or in-person request.
- Coordinate access if the home is occupied. Under Sec. 26-26(a), it's the owner's duty to notify the occupants and make the unit available. Va. Code § 55.1-1229 requires the landlord to give the tenant notice of intent to enter and to enter only at reasonable times, except in emergencies. The 72-hour notice rule in that section applies to routine maintenance the tenant didn't request. It isn't a blanket rule for every entry. Giving written notice well ahead of the inspection date is good practice either way.
Does hiring a property manager exempt you?
Not automatically. State law allows localities to exempt units managed by licensed property managers (§ 36-105.1:1(G)(2)). That option is up to each locality, so check with the City's Planning & Development office before assuming your unit is exempt.
How a property manager helps
Where a manager earns their fee is the work around the inspection:
- Tracking when certificates and exemptions expire
- Doing a pre-inspection walk-through against the City checklist at every turnover
- Scheduling vendors and pulling permits when the City requires them
- Giving tenants proper notice and handling access on inspection day
pmi commonwealth's full-service management is a 10% monthly management fee, plus a $1,000 leasing fee when we place a tenant. See our pricing page for details. Curious what your home could rent for? Request a free rental analysis. We'll suggest a rent range, and you decide the rent. You can also learn more about our Manassas property management.
FAQ
How do I find out if my address is in a district?
Ask the City. The official map is on file with the Building Official's office in Planning & Development (703-257-8278). It isn't published online.
How much does the inspection cost?
The City's application says the initial inspection and first re-inspection are free. Ordinance O-2024-21 sets $90 when a re-inspection finds the original problems still unfixed.
How long is a certificate good for?
Twelve months. After a clean inspection, a unit can get a 48-month exemption instead, which the City can revoke if violations turn up.
Do I need a new inspection when tenants change?
The landlord has to arrange the inspection before tenants move in, and a utility transfer to a new occupant ends the current certificate.
Is my Prince William County rental with a Manassas address covered?
Not by this ordinance, which applies only inside City of Manassas limits.
Can I enter on 72 hours' notice for an inspection?
Virginia law requires notice and entry at reasonable times. The 72-hour rule specifically covers routine maintenance the tenant didn't request. Give written notice well in advance, and talk to counsel if access becomes a dispute.
