HB 395 in plain English

What HB 395 actually says — in plain language

Before HB 395, your landlord or HOA could legally say no to a small balcony solar panel — no reason required. The law changes that. Starting January 1, 2027, if your system is under 1,200 watts and carries the required UL 3700 safety certification, your landlord or HOA cannot simply refuse. They can ask you to follow reasonable rules about how and where you install it, but they cannot ban it outright.

Think of it like the right to have a window air conditioner or a satellite dish — you still need to follow building rules about placement, but the landlord can't say "no solar, ever."

Who is — and isn't — protected

The law covers most renters and homeowners in Virginia, but there are a few key thresholds:

• ✓Renters in buildings with 4 or more units — your landlord must allow a compliant system starting January 1, 2027.
• ✓Condo owners and HOA members — your association cannot ban compliant systems in your private balcony or exclusive-use space.
• –Renters in buildings with 3 or fewer units — the law does not apply. Your landlord's existing lease terms control.
• –Historic district properties — a narrow carve-out applies. A local historic preservation authority may still restrict visible installations.

What makes a system "compliant" under HB 395

The law only protects you if your system meets two specific requirements. A system that misses either one is not covered — even if it looks identical to a compliant one.

After July 1, 2026, any product sold in Virginia must also carry a standardized manufacturer disclosure label showing the UL certification number and AC rating. If you're buying a system after that date, check for both the UL mark and the HB 395 disclosure label before buying.

The two key dates — and why there are two

HB 395 doesn't flip on all at once. The General Assembly split the effective dates on purpose: get the safety standards in place first, then turn on the consumer rights once the market has had time to catch up.

What you actually need to do

Knowing the law exists is one thing. Here's the practical checklist for a renter or condo owner who wants to install a balcony solar system:

1. 1Confirm your building qualifies. If you're renting, your building needs 4 or more units. If you own a condo, you're covered regardless of building size.
2. 2Pick a compliant system. Look for UL 3700 certification and an AC output of 1,200 W or less. After July 2026, the manufacturer label should also list the HB 395 disclosure statement.
3. 3Send written notice to your landlord or HOA at least 30 days before you install. Include the system model, UL certification number, AC output, mounting method, and proposed installation date. After January 1, 2027, you can use the SCC's official form. Before then, a clear email or letter works fine.
4. 4Keep a copy of your notice. If there's a dispute later, your timestamped notice is your evidence that you followed the process correctly.
5. 5Notify your utility (optional but recommended). Dominion Energy and APCo prefer to know when plug-in systems go in. It's not legally required under HB 395, but it helps avoid confusion if your meter ever gets flagged.

What your landlord or HOA can still say

HB 395 bans outright refusals — but it does allow "reasonable restrictions" on how the system is installed. Understanding this line matters, because not every pushback is illegal.

The legal test for whether a restriction is "reasonable" is this: does it significantly increase the cost or significantly decrease the efficiency of the system? If a landlord's condition makes the project twice as expensive or cuts your energy output in half, it fails that test and is not enforceable under HB 395.