New to being a landlord? Start here.
Maybe you inherited a house, moved and kept your old place, or just bought your first rental. Renting out property in West Virginia comes with real rules — but you don't have to figure them out alone. Here's a friendly, plain-English roadmap, plus people you can actually call.
Your first-90-days roadmap
Get set up the right way
Decide how you'll hold the property (in your name or an LLC), open a separate bank account for rent, and check on landlord/business licensing and rental-registration rules for your city or county. Line up landlord insurance — a homeowner's policy usually won't cover a rental.
Use a solid, WV-specific lease
A good written lease prevents most disputes. Cover rent, due dates, late fees, deposits, maintenance, entry notice, and required disclosures (like lead paint for pre-1978 homes). MLA members get an attorney-reviewed West Virginia lease agreement ready to use.
Screen tenants fairly and consistently
Write down your screening criteria and apply them to everyone the same way. Check income, rental history, and references. Learn the fair-housing basics so you don't accidentally cross a line — the rules protect you as much as applicants.
Learn the WV rules that matter
Know the essentials of West Virginia landlord-tenant law: deposits, notice periods, habitability duties, entry rules, and the eviction process. You don't have to memorize the code — just know where to look and when to ask. See our plain-English summary →
Handle money and deposits correctly
Keep the security deposit separate, document the unit's condition at move-in with photos, and return deposits (or an itemized statement) on time. Track income and expenses from day one — your future tax self will thank you.
Plan for maintenance — before it breaks
Respond to repair requests promptly and keep written records. Build a short list of trusted local plumbers, electricians, and handypeople. Do a move-in and move-out inspection every time using a checklist.
You're not meant to do this alone
The whole reason the Association exists is so new owners in Mercer County have somewhere to turn. Members get the forms, discounted education, monthly meetings, and a community of local landlords who've already made the mistakes so you don't have to.
Common first-timer mistakes to avoid
Renting on a handshake with no written lease
Verbal agreements are almost impossible to enforce and leave both sides guessing. Always put it in writing, signed and dated, before anyone moves in.
Mixing rent money with your personal accounts
Commingling makes bookkeeping and deposit returns messy and can create legal exposure. Use a dedicated account for the rental from day one.
Skipping the move-in inspection and photos
Without documented "before" condition, deposit disputes come down to your word against theirs. Photograph and note the unit's condition every move-in and move-out.
Inconsistent tenant screening
Bending your rules for one applicant and not another — even with good intentions — can lead to fair-housing trouble. Set written criteria and apply them the same way to everyone.
Trying a "self-help" eviction
Changing the locks, removing belongings, or shutting off utilities to force a tenant out is illegal in West Virginia. Evictions must go through the court. Ask for help before you act.
Ignoring repair requests
Deferred maintenance costs more later and can put you on the wrong side of habitability duties. Respond promptly and keep records.
Talk to a real Mercer County landlord
You don't need to have it all figured out before you reach out. Ask us a question, come to a monthly meeting as a guest, or apply for membership — whatever feels right for where you are.