To become a loan signing agent in Virginia, you first obtain a notary public commission through the Secretary of the Commonwealth, then add signing-agent training, a background screening, errors and omissions insurance, and the equipment you need to work. Virginia does not issue a separate “signing agent” license, so the notary commission is the legal foundation for everything else. Plan on several weeks from application to your first assignment.
Step 1: Confirm You Qualify for a Virginia Notary Commission
Virginia law sets five baseline qualifications. You must be at least 18 years old, a legal resident of the United States (residency, not citizenship), able to read and write English, free of unresolved felony convictions, and otherwise in compliance with the notary statutes. A felony on your record disqualifies you unless you have been pardoned, had the conviction vacated through a writ of actual innocence, or had your rights restored.
You do not have to live in Virginia. Nonresidents who are regularly employed in the Commonwealth can obtain a commission, and active members of the U.S. armed services are eligible regardless of their state of residence.1Virginia Code Commission. Virginia Code 47.1-4 – Qualification for Appointment
Step 2: Submit Your Application to the Secretary of the Commonwealth
Applications go through the Secretary of the Commonwealth’s office, either online or by mail. Most applicants use the online portal because it is faster and lets you pay the $45 non-refundable application fee by credit card. Paper applicants include a check or money order payable to the Treasurer of Virginia.2Secretary of the Commonwealth. Notary Commissions
The application asks for your full legal name, Social Security number, home address, and contact information. You will disclose any previous notary commissions held in Virginia or elsewhere and any criminal convictions. You also need two character references who can speak to your integrity; neither can be a family member or someone living in your household.3Secretary of the Commonwealth. Notary Application Process Gather all of this before you start so you can finish in one sitting.
Step 3: Take the Oath at Your Circuit Court Within 60 Days
Once the Secretary approves your application, your commission is sent to the circuit court in the city or county you selected. You must appear in person before the clerk, present a valid photo ID, and take the oath of office, swearing you have read Virginia’s notary laws and will uphold the U.S. and Virginia constitutions.4Virginia Code Commission. Virginia Code Title 47.1 – Notaries and Out-of-State Commissioners
You have 60 days from the issuance date to complete this step. Miss the window and the clerk returns the unclaimed commission to the Secretary, who cancels it. You would then have to start over with a new application and another $45 fee.4Virginia Code Commission. Virginia Code Title 47.1 – Notaries and Out-of-State Commissioners The clerk may charge a small local recording fee at the oath.
Your commission runs four years. It expires on the last day of the month in which you were born, in the fourth calendar year after issuance.5Virginia Code Commission. Virginia Code 47.1-21 – Commission as Notary
Step 4: Buy Your Stamp and Set Up a Journal
Virginia requires you to affix a seal or stamp on every document you notarize. The stamp must include your name exactly as it appears on your commission, the words “Notary Public,” and the words “Commonwealth of Virginia,” and it must produce a sharp, legible, permanent, and photographically reproducible impression. You buy it from a private vendor; the Secretary of the Commonwealth’s office does not sell them.2Secretary of the Commonwealth. Notary Commissions
Virginia does not require traditional notaries to keep a journal, but the Secretary of the Commonwealth strongly recommends one so you have evidence if a dispute arises about the authenticity of a signature or document.6Secretary of the Commonwealth. A Handbook for Virginia Notaries Public As a practical matter, most signing services and title companies require their agents to keep one regardless, so plan on it.
Step 5: Complete Signing-Agent Training and a Background Screening
A notary commission makes you legally authorized to notarize documents, but title companies and lenders expect more from an agent walking a borrower through a mortgage closing. Industry certification signals that you understand loan packages and can shepherd borrowers through dozens of documents without errors.
The most widely recognized credential is the NNA Certified Notary Signing Agent designation from the National Notary Association. The course covers common signing assignments, the components of a loan package, how to present documents professionally, best practices for interacting with borrowers and lenders, and post-signing work like returning documents and invoicing. It includes a built-in exam; you need an 80 percent to pass, with unlimited retakes during the nine-month access window.7National Notary Association. Become a Notary Signing Agent in Your State
Background Screening
Because signing agents handle sensitive financial information, lenders and title companies require a background screening. The NNA’s screening meets the Signing Professionals Workgroup standard and checks criminal history, motor vehicle records, financial security databases, and sex offender registries. It covers up to 10 years of federal, state, and county records, though some states limit the look-back to seven. Pending cases and convictions are both included unless the case was dismissed, expunged, or pardoned.8National Notary Association. Notary Signing Agent Background Screenings
Offenses are assigned point values by severity. A total of 24 points or fewer meets the standard; 25 or more disqualifies you. A hit on the national sex offender registry or the Terrorist Watch List is an automatic disqualification. You must complete a new screening every 12 months to stay active.8National Notary Association. Notary Signing Agent Background Screenings
Step 6: Carry Errors and Omissions Insurance
Virginia does not require notaries to post a surety bond, but the state does recommend liability coverage. If you notarize through an employer, check whether the employer’s policy covers you.9Secretary of the Commonwealth. A Handbook for Virginia Notaries Public
Errors and omissions insurance protects your personal and professional assets if a mistake during a signing leads to a lawsuit. It is different from a surety bond, which protects the signer and requires you to reimburse the insurer. An E&O policy can cover legal expenses like hiring an attorney, and it also covers situations where your name or seal is forged or misused without your knowledge. Most title companies expect at least $25,000 in coverage, and $100,000 policies are common for agents handling high-value residential and commercial transactions.
Optional: Add Remote Online Notarization
Virginia allows commissioned notaries to perform remote online notarizations, where you connect with a signer over a live audio-video session instead of meeting in person. You must first hold an active traditional commission. After you receive your commission certificate from the circuit court, you can apply separately to become an electronic notary through the Secretary’s online portal. The registration fee is an additional $45, non-refundable.10Secretary of the Commonwealth. Learn About Becoming an Electronic Notary
The application asks for your full legal name matching your commission, a description of the technology you will use for your electronic signature, certification that you comply with Virginia’s electronic notarization standards, and a valid email address. If you change your technology during your commission term, you must notify the Secretary within 90 days.10Secretary of the Commonwealth. Learn About Becoming an Electronic Notary Electronic notaries must keep and back up a journal of every electronic act and retain records for at least five years.6Secretary of the Commonwealth. A Handbook for Virginia Notaries Public Adding RON expands your client base beyond signers you can reach in person.
Know the Line You Can’t Cross at a Signing
You are not licensed to practice law, and crossing that line during a closing has serious consequences. Borrowers often ask questions that feel harmless to answer; many of them aren’t.
- Do not advise a borrower on which documents to sign or explain the legal effect of any document in the package.
- Do not choose the type of notarization or the certificate wording. The signer or the document itself dictates that.
- Do not help fill out, draft, or complete documents on behalf of a signer.
- Do not answer questions about legal matters such as loan terms, interest rates, or what happens if the borrower defaults.
If a borrower asks something you cannot answer, send them to their lender, title company, or an attorney. Your job is to confirm identities, witness signatures, and make sure each signature lands on the correct line.
Taxes and Deductible Expenses
Signing agents almost always work as independent contractors, so no one withholds taxes from your pay. Any company that pays you $600 or more during the year will send you a 1099-NEC. You report all signing income on your return, including amounts below that threshold.
Virginia notary income has a specific federal tax treatment. Fees you receive for performing notarial acts are not subject to self-employment tax. All other income from signing assignments, including fees for traveling to a signer’s location or delivering completed loan packages, is subject to self-employment tax if your net earnings from those services reach $400 or more. The self-employment portion is reported on Schedule SE (Form 1040).11IRS. Persons Employed in a U.S. Possession/Territory – Self-Employment Tax
You can deduct ordinary and necessary business expenses. Common ones include mileage driven to and from assignments (the IRS business mileage rate for 2026 is 72.5 cents per mile), printing costs for loan packages, your stamp and seal, E&O premiums, background screening fees, training and recertification costs, office supplies, and subscriptions to signing agent directories.12IRS. 2026 Standard Mileage Rates If you use a dedicated space in your home exclusively and regularly for your business, the home office deduction may apply. Keep detailed records of every expense and every mile. The IRS expects documentation, not estimates.
Finding Your First Signing Assignments
Most new agents get work through signing services, companies that sit between title companies and independent agents and dispatch assignments by location, availability, and credentials. Getting listed on platforms like SigningAgent.com, which title companies and signing services search, makes you visible. NNA-certified agents who have passed their background screening are automatically listed in that directory.
Direct relationships with local title companies, escrow offices, and real estate attorneys can also generate consistent work. Many experienced agents find that direct clients pay higher fees than signing services, though those relationships take time to build. Fast responses, on-time returns, and error-free work are what turn one assignment into repeat business.