Escheat is the legal doctrine under which property reverts to the state (the Commonwealth in Virginia) when a property owner dies intestate (without a valid will) and has no surviving spouse, descendants, or other legally recognized heirs. This government power ensures that property does not become ownerless. The process is governed by specific state statutes and is distinct from other government powers over property like eminent domain or police power.

A. police power: This is the government's inherent authority to enact laws and regulations to protect the public's health, safety, and general welfare, such as zoning ordinances and building codes.

B. eminent domain: This is the government's right to take private property for public use, provided that just compensation is paid to the owner. It is a "taking," not a reversion due to lack of heirs.

D. variance: This is an administrative exception to a zoning ordinance, granted to a property owner to permit a use of their land that is otherwise prohibited by the ordinance.

1. Code of Virginia, Title 55.1, Chapter 26, § 55.1-2600. Escheat. This chapter explicitly details the process by which property escheats to the Commonwealth. The statute begins, "When the escheator receives information of any land that has escheated to the Commonwealth, he shall take possession of such land..."

2. Code of Virginia, Title 64.2, Chapter 2, § 64.2-200. Course of descents generally. This section outlines the statutory order of inheritance for an intestate decedent. Escheat is the ultimate outcome if no heirs as described in this and subsequent sections can be found.

3. Virginia Real Estate Board, "Virginia Real Estate Board Licensing Regulations," 18VAC135-20-360. Curriculum requirements for a principles and practices of real estate course. This regulation mandates that the pre-licensing curriculum must include instruction on "Governmental limitations on property (e.g., police power, eminent domain, taxation, escheat)," confirming escheat as a required topic of knowledge for licensees.

4. William & Mary Law School, "Property I" Course Syllabus (LAW 111). Standard property law courses at accredited institutions cover the four fundamental government powers over land: taxation, eminent domain, police power, and escheat. Escheat is presented as the state's power to acquire title when a decedent has no will or heirs.