---
type: "Bill"
title: "Vested rights; rulings or orders of the local circuit court, residential project."
description: "Vested rights; rulings or orders of the local circuit court. Provides that a landowner's vested rights in a specific residential project shall not be affected by a subsequent ruling or order of the local circuit court applicable to a zoning ordinance amendment when such ruling or order affects at least 25 individual parcels within a locality unless the significant affirmative governmental act approving such residential project is the direct subject of the ruling or order."
jurisdiction: "us/states/va"
legislature: "Virginia General Assembly"
session: "2026"
identifier: "SB 504"
citation: "Virginia SB 504 (2026)"
classification: ["bill"]
subjects: []
status: "enacted"
primary_sponsors: ["R. Creigh Deeds"]
version_count: 5
action_count: 32
vote_count: 7
first_action: "2026-01-13"
last_action: "2026-04-13"
source: "openstates"
source_identifier: "ocd-bill/521a69c5-673f-4409-86ff-c088c6d38e1c"
source_url: "https://lis.virginia.gov/bill-details/20261/SB504"
source_hash: "d016b9a51162a72e9c1729e6da4e13437436a9172e43659d1a71b08d93f1ffe1"
vintage: "2026-07-01"
source_snapshot: "https://data.openstates.org/daily/2026-07-01/public.pgdump"
retrieved_at: "2026-07-06"
confidence: "reported"
tags: ["legislation", "bill", "us-va"]
---

# Virginia SB 504 (2026) — Vested rights; rulings or orders of the local circuit court, residential project.

Vested rights; rulings or orders of the local circuit court. Provides that a landowner's vested rights in a specific residential project shall not be affected by a subsequent ruling or order of the local circuit court applicable to a zoning ordinance amendment when such ruling or order affects at least 25 individual parcels within a locality unless the significant affirmative governmental act approving such residential project is the direct subject of the ruling or order.

## Version chain

The bill's text revisions, in order — the diff chain from filing to enrollment.

1. **Introduced** (filed) — [source](https://lis.blob.core.windows.net/files/1090602.PDF)
2. **Courts of Justice Amendment** (committee substitute) — [source](https://lis.blob.core.windows.net/files/1156634.HTML)
3. **Engrossed** (committee substitute) — [source](https://lis.blob.core.windows.net/files/1168771.PDF)
4. **Local Government Amendment** (committee substitute) — [source](https://lis.blob.core.windows.net/files/1096511.HTML)
5. **Enrolled** (enrolled) — [source](https://lis.blob.core.windows.net/files/1211890.PDF)

## Votes

- H VOTE: — **63–36** (pass) · lower
- Passage R — **21–17** (pass) · upper
- Rereferred from Local Government — **13–0** (pass) · upper
- Reported from Courts of Justice with amendments — **10–2** (pass) · upper
- Constitutional reading dispensed (on 3rd reading) — **39–0** (pass) · upper
- Constitutional reading dispensed R — **39–0** (pass) · upper
- Reported from Counties, Cities and Towns — **13–7** (pass) · lower

## Sponsors

- R. Creigh Deeds — primary (person)

## Timeline

The legislative action history — every referral, reading, and vote.

- **2026-01-13** Prefiled and ordered printed; Offered 01-14-2026 26100437D `filing, introduction`
- **2026-01-13** Referred to Committee on Local Government `referral-committee`
- **2026-01-26** Senate committee offered
- **2026-01-26** Rereferred from Local Government to Courts of Justice (13-Y 0-N 1-A) `referral-committee`
- **2026-02-06** Fiscal Impact Statement from Department of Planning and Budget (SB504)
- **2026-02-16** Reported from Courts of Justice with amendments (10-Y 2-N 1-A) `committee-passage`
- **2026-02-16** Senate committee offered
- **2026-02-16** Rules suspended
- **2026-02-16** Constitutional reading dispensed Block Vote (on 1st reading) (39-Y 0-N 0-A)
- **2026-02-16** Passed by for the day Block Vote (Voice Vote)
- **2026-02-17** Read second time `reading-2`
- **2026-02-17** Courts of Justice Amendments agreed to `amendment-passage`
- **2026-02-17** Engrossed by Senate as amended (Voice Vote)
- **2026-02-17** Rules suspended
- **2026-02-17** Constitutional reading dispensed Block Vote (on 3rd reading) (39-Y 0-N 0-A)
- **2026-02-17** Read third time and passed Senate (21-Y 17-N 0-A) `passage, reading-3`
- **2026-02-20** Fiscal Impact Statement from Department of Planning and Budget (SB504)
- **2026-02-24** Placed on Calendar
- **2026-02-24** Read first time `reading-1`
- **2026-02-24** Referred to Committee on Counties, Cities and Towns `referral-committee`
- **2026-03-06** Reported from Counties, Cities and Towns (13-Y 7-N) `committee-passage`
- **2026-03-10** Read second time `reading-2`
- **2026-03-11** Read third time `reading-3`
- **2026-03-11** Passed House (63-Y 36-N 0-A) `passage`
- **2026-03-30** Enrolled `enrolled`
- **2026-03-30** Bill text as passed Senate and House (SB504ER) `passage`
- **2026-03-30** Signed by President `passage`
- **2026-03-31** Fiscal Impact Statement from Department of Planning and Budget (SB504)
- **2026-03-31** Signed by Speaker `passage`
- **2026-03-31** Enrolled Bill communicated to Governor on March 31, 2026 `enrolled, executive-receipt`
- **2026-03-31** Governor's Action Deadline 11:59 p.m., April 13, 2026 `executive-receipt`
- **2026-04-13** Approved by Governor-Chapter 948 (effective 7/1/2026) `executive-signature`

## Source

OpenStates / OpenCivicData bulk snapshot [2026-07-01](https://data.openstates.org/daily/2026-07-01/public.pgdump); origin `ocd-bill/521a69c5-673f-4409-86ff-c088c6d38e1c`. Confidence: reported (aggregated from official Virginia legislature records).