Judgment Liens on Property in Virginia

You went to court and got a judgment that says you're entitled to money from the party you sued, now called a "judgment debtor." What comes next? How can you—the judgment creditor—collect the money you're due? That's the focus of this article.

One way to collect is by putting judgment liens on the judgment debtor's Virginia property. After a quick review of how judgment liens differ from judgments, we'll turn our attention to the specifics of Virginia law. In particular, we cover:

• the kinds of property subject to Virginia judgment liens
• how you put judgment liens on Virginia property
• how long your judgment lien lasts and how you can extend it, and
• the ways you can turn your judgment lien into money.

If you want some background information, here's more about how court judgments are collected.

What's the Difference Between a Judgment and a Judgment Lien?

A judgment is a court order that says a judgment creditor is legally entitled to a sum of money from a judgment debtor. But a judgment, standing alone, isn't self-enforcing. That is, you can't take a judgment to your county sheriff's office and demand that the judgment debtor's real estate be sold to pay you.

If you want to seize and sell the judgment debtor's property, you first have to attach your judgment to specific items of property. That's what a judgment lien does. As we'll see below, once you take the correct steps to record your judgment, it becomes a lien against the judgment debtor's property. At that point, you can look for ways to turn your judgment into cold, hard cash.

Kinds of Property Subject to Virginia Judgment Liens

In Virginia, you can attach judgment liens only to real estate, meaning land, buildings, and other improvements. When you properly record a Virginia judgment lien (see below), it attaches to real estate the judgment debtor:

• presently owns, and
• acquires later, as long as your judgment lien is still good.

No Liens on Personal Property

You can't put judgment liens on Virginia personal property—cars, artwork, antiques, electronics, household furnishings, and the like. But that doesn't mean a judgment debtor always gets to keep their autos, boats, and other big ticket items. Even without judgment liens, there's a way to have the sheriff seize personal property.

If you're considering this step, speak to a Virginia collection lawyer first. They can tell you whether it's worth your time and expense to go after the judgment debtor's personal property—and there's a good chance it won't be. If it's likely to be worthwhile, they'll guide you through the process.

Virginia Exemptions

Like all states, Virginia exempts some property—both real and personal—from the reach of creditors. A few examples include:

• as a homestead exemption, up to $50,000 worth of real estate or personal property used as a primary residence, plus an additional $5,000 in real estate or personal property ($10,000 if 65 or older), plus another $500 in real estate or personal property per dependent
• a maximum of $10,000 in motor vehicles
• as much as $5,000 worth of household furnishings, such as refrigerators, beds, dressers, stoves, washers and dryers, cookware, and utensils, and
• up to $10,000 worth of professional books, equipment, machinery, and tools of the trade (including motor vehicles) used in a trade or occupation.

In addition, claims for personal injury or wrongful death and spousal and child support payments are exempt.

How to Attach Judgment Liens to Real Estate

In Virginia, a judgment becomes a judgment lien when the judgment (or an abstract of it) is recorded in the judgment lien docket for the county where the land is situated. How that gets done depends on the court that entered the judgment, and where you want a judgment lien.

Circuit Court Judgment in County Where You Want a Lien

Recording happens automatically when you get a judgment in Virginia circuit court. So, if your circuit court judgment is in a county where the judgment debtor owns real estate, you've automatically got a judgment lien against that real estate. For example, say you get a judgment in the Fairfax County Circuit Court. The circuit court clerk will record your judgment, and you've got a judgment lien on the judgment debtor's Fairfax County real estate.

Judgment in Any Other Court

You don't automatically get a judgment lien if your judgment is from any other court. Let's assume you still want a lien in Fairfax County. But now, your judgment is from the Fairfax County General District Court, or from the Roanoke County Circuit Court. How do you get a Fairfax County judgment lien?

You'll need to record an abstract (summary) of your judgment with the Fairfax County Circuit Court clerk. Go to the clerk of the court that entered your judgment and tell them you want a judgment abstract. They'll know what you're talking about. Once it's done, take the abstract to the Fairfax County Circuit Court clerk for recording. You've got a Fairfax County judgment lien.

How Long Does Your Virginia Judgment Last?

A Virginia judgment entered on or after July 1, 2021 is good for 10 years from the later of the date:

• it's entered by the court, or
• you extend it (see below).

A circuit court judgment entered before July 1, 2021 lasts for 20 years from the date of original entry, unless extended as described below.

Virginia law lets you extend judgment liens for up to two successive 10-year periods. Before your judgment expires, file a certificate of extension with the circuit court clerk's office in each county where your original judgment or a judgment abstract was recorded. Your judgment lien is extended for 10 years from the date you file the certificate.

Note that different rules apply when you're extending a judgment against a decedent's estate.

How Do You Turn a Virginia Judgment Lien Into Money?

In general, there are three ways you can try to collect on a Virginia judgment lien:

• negotiate a settlement
• wait for the judgment debtor to sell or refinance the property, and
• execute on your lien.

Negotiate a Settlement

If you want payment sooner rather than later, this is likely your best choice. No, you won't get all money you're entitled to, but that's the nature of a settlement. You'll collect faster—and more inexpensively—than via the other two options.

Wait for the Judgment Debtor to Sell or Refinance

Most often, a buyer or lender will insist on clear title, free of all judgment liens. So, to sell or refinance, the judgment debtor will have to approach you to make a deal. Only now, you've probably got more negotiating leverage. As long as you're willing to sit tight and wait, this too is a low-cost, low-stress way to collect.

Execute on Your Lien

Executing on your lien means having the sheriff sell the judgment debtor's property at auction. This might seem like a tempting option. But before you head down this path, check with a local attorney to find out about the legwork and costs involved. In addition, see who's ahead of you in payment priority, or you might discover—too late—that the sale proceeds aren't enough to pay you in full (or at all).

Lastly, be aware that this step might be just the push the judgment debtor needs to declare bankruptcy. Should that happen, you're likely to be standing in a long, very unhappy line of creditors with little chance of getting paid.

Next Steps

Want to have a look at Virginia's judgment lien laws? You'll find most of them at Va. Code tit. 8.01, ch. 17, art. 7 (2025). Virginia's judgment lien general statute of limitations is at Va. Code § 8.01-251 (2025).

We've covered the basics, but of course, the devil's in the details. After reviewing Virginia's statutes and court rules, you might decide that your best option is to get help collecting your judgment. An experienced Virginia creditor's rights or collection attorney can answer your questions and help you chart a collection path that gives you the best chance to maximize your recovery.