First 90 Days in Richmond: New Homeowner Survival Guide

Congratulations on closing on your Richmond home. The hard part is done, right?

Wrong. The closing is actually just the beginning. The next 90 days are a scramble: school applications, property tax deadlines, HOA orientation, utility switches, contractor vetting, and Virginia-specific rules that differ sharply from wherever you moved from.

We've compiled the checklist that realtors, lenders, and title companies conveniently don't mention. Here's what you actually need to do in your first 90 days as an RVA homeowner.

Days 1-7: Immediate Logistics

Update Utilities

Dominion Energy and local water provider need the update. If you're crossing county lines (Henrico to Chesterfield), water provider may change. Don't assume automatic transfer—call ahead.

• •Dominion Energy: Call to update account (1-866-DOMINY or online)
• •Water: Chesterfield (Chesterfield Water Company), Henrico (James City Service Authority), Goochland (Goochland County), or well-owner (test water quality)
• •Sewer: Usually same as water provider, unless on septic (get inspection)
• •Internet/Phone: Coordinate installation before moving

DMV & Vehicle Registration

Virginia has a 60-day window to update your vehicle registration and driver's license. After 60 days, you're technically in violation (though rarely enforced). Do it early anyway.

• •Get proof of residency (utility bill, lease, closing documents)
• •Visit DMV to update address on driver's license + vehicle registration
• •If you bought out-of-state tags, register in Virginia (property taxes vary by county; Virginia has no sales tax on vehicles, but registration fees are county-specific)
• •Update auto insurance with Virginia address (some carriers give discount for homeowner combo)

Insurance & Homeowners Coverage

Your lender requires homeowners insurance to close. But don't assume it's adequate. Review coverage:

• •Dwelling coverage: Should be 100% replacement cost (not appreciation). If you bought for $500K, dwelling should cover $500K rebuild
• •Flood insurance: Check FEMA flood zone on your closing documents. If Zone A or AE, you need flood insurance ($600-$1,200/year). Lender may require it even outside flood zones if mortgage is backed by Fannie Mae
• •Well/Septic riders: If you're in Goochland or rural area with well/septic, standard homeowners doesn't cover well failure. Add rider ($50-$150/year)
• •HOA insurance: Verify HOA has master liability policy (should cover common areas, not individual units)

Days 8-30: School & Family Logistics

Enroll in Schools (Critical Timeline)

School enrollment windows vary by county and school type. If you're enrolling mid-year (Apr-Jun), act fast. Late applications go to waitlists.

Pediatrician & Healthcare

If you have children, find a pediatrician in your new county immediately. Virginia schools require current immunization records and physical exams for enrollment—and pediatricians often have 6-8 week wait times for new patients.

• •Call pediatrician offices in your ZIP code; ask about new patient availability
• •Request immunization records from your previous provider (needed for school enrollment)
• •Verify your insurance is accepted before your first appointment

Days 30-60: Property Inspection & Contractor Vetting

Get a Professional Home Inspection (Even Though You Already Bought It)

Your lender required a pre-closing inspection, but that was about their collateral, not your peace of mind. Consider a post-closing inspection for major systems:

• •HVAC: Is the system actually efficient? A 2010 unit may need replacement within 3-5 years ($8K-$15K)
• •Roof: How many years left? (Roof replacement: $15K-$25K)
• •Foundation/Basement: Any water intrusion or cracks? (Critical for Henrico/Chesterfield properties in flood zones)
• •Electrical: Panel is up to code? (Fuse boxes are outdated; panel replacement: $8K-$12K)
• •Well/Septic (if applicable): Recent service records? Age of system?

Cost: $400-$800 for comprehensive inspection. Budget: May reveal $5K-$20K in deferred maintenance.

Vet Your Contractors Now (Before You Need an Emergency)

Richmond has a deep contractor ecosystem, but quality varies wildly. Get names and references before your roof leaks at 2 AM.

Days 60-90: HOA, Tax, & Financial Setup

HOA Orientation (If Applicable)

Not all Richmond neighborhoods have HOAs, but if yours does, understand the rules immediately. Virginia HOA enforcement is aggressive—lien laws are strict.

• •Request HOA bylaws and rules (should have been provided at closing)
• •Attend first HOA meeting or call to introduce yourself
• •Ask about enforcement history: Are they litigious? Do they fine for minor violations?
• •Understand assessment structure: Is the $300/month dues locked in, or can it increase?
• •Check reserve fund: Is the HOA properly funded for capital projects, or are special assessments likely?

Property Tax Setup

Virginia property taxes are assessed locally (county-by-county). Here's what you need to know:

Your first property tax bill arrives ~60 days after closing (based on the assessed value). If your home was valued at $500K in Chesterfield, expect ~$3,950/year in taxes. Auto-pay is available through county tax assessor offices—set it up to avoid missing the Dec 5 deadline.

Mortgage Escrow Review

Your lender estimates property taxes and insurance, then collects 1/12 each month (added to your mortgage payment). Review the escrow statement:

• •Is the estimated property tax reasonable? (If underestimated, you'll owe a lump sum later)
• •Is homeowners insurance amount adequate? (Re-verify coverage with insurance agent)
• •Are there escrow shortages from the previous owner? (You may need to cover closing-date proration)

Set Up Homeowner Records

Create a folder (physical or digital) for:

• •Closing documents, deed, title insurance policy
• •Home inspection & appraisal reports
• •Mortgage note & truth-in-lending disclosure
• •Property survey (if you received one)
• •HOA documents, bylaws, assessment history
• •Utility account numbers & contact info
• •Contractor estimates, receipts, warranties
• •Homeowners insurance policy & agent contact

You'll need these for future refinancing, home sales, insurance claims, or disputes.

The 90-Day Checklist

• •☐ Update utilities (electric, water, sewer/septic, internet, phone)
• •☐ Register vehicle in Virginia + update driver's license (within 60 days)
• •☐ Review & confirm homeowners insurance coverage (dwelling, flood, well/septic riders)
• •☐ Enroll children in schools (if applicable)
• •☐ Find pediatrician (if applicable) + request immunization records
• •☐ Schedule post-closing home inspection (optional but recommended)
• •☐ Vet contractors for future needs (HVAC, plumbing, roofing, electric)
• •☐ Request HOA documents + attend first meeting (if applicable)
• •☐ Set up auto-pay for property tax due Dec 5
• •☐ Review mortgage escrow statement + verify tax/insurance estimates
• •☐ Create homeowner records folder with all closing/legal documents

Common Gotchas (Lessons from Other New RVA Homeowners)

"I didn't know the water provider was different in Chesterfield."

If you moved from Henrico (James City Service Authority) to Chesterfield (Chesterfield Water Company), the process is different. Account transfer is not automatic. You'll lose water if you don't call ahead. Cost of learning the hard way: no water for 24 hours + emergency setup fee.

"I missed the HOA meeting and didn't know about the special assessment."

A $300/month HOA suddenly became $425/month because the HOA approved a $50K parking lot repair. You had the opportunity to vote against it, but didn't attend the meeting. Virginia law requires notice, but missed deadlines sting.

"My septic system failed and cost $18K to replace."

You bought a Goochland home with a "fine" septic system. Six months in, it failed. The previous owner never disclosed the age. No pre-closing inspection caught it (septic inspections are additional cost). Your homeowners insurance doesn't cover septic failure.

"I didn't apply for magnet school and now I'm on a 2-year waitlist."

You bought a home in Bettie Weaver zone assuming automatic magnet placement. Turns out, magnet applications were due in February (you closed in April). You're not accepted into the STEM program; your child is in a traditional school assignment. You'll be waitlisted next year.

Bottom Line

This guide reflects Virginia and Richmond-area specific rules current as of April 2026. School enrollment windows, tax rates, and HOA policies may change. Verify current information directly with county officials, school districts, and HOA administrators before acting.