Va. Code » Title 34. Homestead and Other Exemptions » Chapter 2. Homestead Exemption of Householder
Virginia Code

Va. Code Ann. § 34-21 (2026)

When householder's right to exemption is exhausted

✓ current as of May 2026
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When an amount of property, whether real or personal, or both, has been set apart to be held by a householder as exempt under § 34-4, 34-4.1, or 34-13, such amount shall for a period of eight years from such setting apart be applied against the maximum amount to which the householder is entitled to set apart as exempt under § 34-4, 34-4.1, or 34-13.

Code 1919, § 6547; 1975, c. 466; 1977, c. 496; 1990, c. 942; 1996, c. 330; 2020, c. 328.

Notes of Decisions
Cited in 13 cases (1 in the last 5 years), 1966–2024 · leading case: In Re Redmon, 31 B.R. 756 (Bankr. E.D. Va. 1983).
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In Re Redmon, 31 B.R. 756 (Bankr. E.D. Va. 1983). · cites it 9× “Virginia Code § 34-21 provides “When estate, real or personal, or both, have the value of $5,000.”
In Re Heater, 189 B.R. 629 (Bankr. E.D. Va. 1995). · cites it 4× “1983) (denying debtor the ability to amend his homestead deed to add additional items after the filing deadline and after the debtor had exhausted his homestead exemption); Va.Code Ann. § 34-21 (Michie 1990) (determining when a debtor's homestead exemption is exhausted).”
In Re: Quy Van Nguyen, Debtor. Robert G. Mayer, Tr.-Appellant v. Quy Van Nguyen, Debtor-Appellee, 211 F.3d 105 (4th Cir. 2000). “See Va.Code Ann. § 34-21. The recording requirement gives creditors a simple means of determining whether the limit has been exceeded.”
In Re Edwards, 105 B.R. 10 (Bankr. W.D. Va. 1989). · cites it 2× “See Virginia Code § 34-21 (Rep.Vol.1984).”
In Re Emerson, 129 B.R. 82 (Bankr. W.D. Va. 1991). · cites it 2× “Virginia Code § 34-21 (1990) and In re Pennington, 47 B.”
In Re Bissell, 255 B.R. 402 (Bankr. E.D. Va. 2000). · cites it 2× “The 1996 change affected subsection D and was a part of a larger bill that clarified and enhanced exemptions available under §§ 34-21, 34-29 and 34-34 of the Code of Virginia.”
Morris v. Morris, 48 B.R. 313 (W.D. Va. 1985). · cites it 2× “Appellant contends that the Bankruptcy Court’s ruling impermissibly favors Chapter 13 debtors over Chapter 7 debtors by allowing Chapter 13 debtors to circumvent Virginia Code § 34-21, which makes the homestead exemption exhaustible.”
In Re Waltrip, 260 F. Supp. 448 (E.D. Va. 1966). “It is likewise apparent, from the provisions of § 193 of the Constitution of Virginia and § 34-21 of the Code of Virginia, that additional exemptions, not exceeding a total valuation of $2,000.”
In Re Sherman, 191 B.R. 654 (Bankr. E.D. Va. 1995). “Although § 34-21, Va. Code Ann., as amended in 1991, seemingly bars a debtor who has “once set apart” real or personal property as exempt from “after-wards [being] entitled to the exemption of any estate other than that so set apart,” case law has long permitted a debtor who has…”
In Re MacKta, 261 B.R. 189 (Bankr. E.D. Va. 2000). · cites it 4× “See Va. Code Ann. § 34-21 . A recorded homestead deed that lists property equal in value to the entire homestead exemption *195 cannot be amended to decrease the value of listed property in order to add other property not previously owned by debtor when the original homestead…”
Nicole J Poullath, No. 23-61057 (Bankr. W.D. Va. Mar. 7, 2024). · cites it 8× “Va. Code § 34-21. When § 34-21 refers to “property .”
In Re Williams, 337 B.R. 846 (Bankr. E.D. Va. 2005). · cites it 4× “Va.Code § 34-21 prohibits debtors from exceeding the $5,000.”
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