West Virginia · Landlord-tenant dispute

Landlord-tenant dispute in West Virginia small claims

Unpaid rent, withheld deposit, or property damage? Resolve it in small claims.

Landlord-tenant disputes over money — unpaid rent, a withheld deposit, damage charges, or a landlord's failure to make repairs you paid for — often end up in small claims court. The key to a strong case is a clear paper trail: your lease, rent receipts, move-in and move-out documentation, and all written communication with the other party. You do not need a lawyer to present this kind of claim.

In West Virginia, small-claims cases are heard in the Magistrate Court and you can sue for up to $20,000.

Good to know: West Virginia has no court called small claims court. Civil money cases up to $20,000 are filed in the county Magistrate Court as a civil action, started with a Civil Complaint (Form SCA-M207), under the Rules of Civil Procedure for Magistrate Courts. The $20,000 limit reflects a 2025 increase from $10,000.

Landlord-tenant dispute: steps that matter

1. Gather your lease, all rent payment records, and any written communication between you and the other party about the dispute.
2. Document the property's condition thoroughly — photos and videos at move-in, during the tenancy, and at move-out.
3. Send a written demand stating exactly what you are claiming and why, and keep proof of delivery.
4. Confirm whether your state has a separate, shorter statutory deadline for your specific claim (such as deposit return) with your court or local housing authority.
5. File in the small claims court for the county where the rental property is located.

Filing your Civil Complaint (Form SCA-M207) in West Virginia

1. Complete the Civil Complaint (SCA-M207). Fill out the complaint completely, naming each defendant with a full name and physical address, the date the claim arose, the nature of the claim, and the relief requested.
2. File with the magistrate clerk and pay costs. File with the magistrate clerk in the county where you are suing and pay the filing fee, court costs, and service fees up front. If you cannot afford them, file an affidavit of indigency.
3. Choose and pay for a method of service. Pick how the defendant is notified: clerk certified mail ($20) or first-class mail ($5), sheriff service ($25 per defendant), or a private process server. You pay for the method you choose.
4. Wait for the answer or seek default. The defendant generally has 20 days after service to answer (30 if served on an agent). If they do not, you may file for a default judgment 21 days after service (31 if served on an agent).
5. Attend the trial. If the defendant disputes the claim, the court sets a trial; the parties may still settle. A jury trial can be requested in writing within 20 days of the answer.

Filing fees: Filing costs are statutory (W. Va. Code 50-3-1), collected in advance, and run $50 to $70 by claim amount, plus service fees (clerk certified mail $20, first-class $5, sheriff $25 per defendant). That table predates the 2025 increase of the limit to $20,000, so confirm the cost for larger claims with the clerk. A fee waiver is available via an affidavit of indigency.

Deadline that applies to your landlord-tenant dispute

A landlord-tenant money dispute is usually grounded in the lease — a contract — so the contract statute of limitations is the typical outer deadline for filing. Many states also have separate landlord-tenant statutes with shorter deadlines for specific remedies such as security deposit return. Confirm which deadline applies to your exact claim with the court or your state's official landlord-tenant resource.

Written contract: 10 years (W. Va. Code § 55-2-6)

Answering a lawsuit: 20 days after service (30 days if service is accepted by an authorized agent or attorney-in-fact); 5 days in wrongful-occupation and unlawful entry and detainer cases.

Serving the defendant: You choose and pay for service: clerk certified mail (restricted delivery) $20, clerk first-class mail $5, sheriff $25 per defendant, or a private process server. Service may also be made on a family member 16 or older at the defendant's home. If service is not completed and you take no action within 6 months, the case is dismissed without prejudice.

Appeals: Either party may appeal to the circuit court as of right within 20 days of judgment; the appeal is a trial de novo. The magistrate clerk collects a bond and the circuit court fee, and the appeal stays enforcement. Use Form SCA-M111-1P (bench trial) or SCA-M110-1P (jury verdict).

All West Virginia small-claims deadlines

The table below lists the filing deadlines Magistrate Court applies by claim category. Confirm the exact rule that applies to your landlord-tenant dispute claim with your court before relying on any figure.

West Virginia small-claims forms for your landlord-tenant dispute case

These forms are published by the Magistrate Court. Download and complete them before filing.

• SCA-M207 - Civil Complaint (rev. 10/01/1994): The initial document that commences a civil/small-claims action in magistrate court; the plaintiff states the claim and the relief sought.
• SCA-MI-400 - Information Sheet: Civil Case Plaintiff (rev. 06-18): Official plaintiff guide explaining filing costs, service of process options and fees, the answer/default timeline, and jury-trial election.
• SCA-M111-1P - Petition for Appeal of Bench Trial (rev. 01/01/2006): Used to appeal a magistrate court bench-trial judgment to circuit court for a trial de novo under W. Va. Code §50-5-12/13.
• SCA-M110-1P - Petition for Appeal of Jury Verdict: Used to appeal a magistrate court jury verdict to circuit court.

This page is general information, not legal advice, and CaseBySelf is not a law firm. Rules, fees, and deadlines change and vary by court: verify with the specific court where you file. Source: West Virginia Judiciary: Magistrate Court Forms. Last reviewed 2026-06-24.