If your Georgia landlord has not returned your deposit, start with the timeline, the paperwork, and what you can prove. Georgia deposit disputes often turn on the order of events, not just whether the landlord eventually answered.
Georgia's security deposit article uses a 30-day return and accounting rule tied to the landlord obtaining possession of the premises. Possession may involve termination and vacation, surrender and acceptance, or the landlord discovering surrender by vacancy.
First, separate the possible problems
Your landlord may be late, may have mailed the statement to the wrong address, may have sent an incomplete written statement, may be keeping money for ordinary wear and tear, may not have followed the inspection-list procedure, or may not be covered by the article in the same way as a larger landlord.
Those are different problems. Treat them separately.
What to do now
- Confirm the date you vacated.
- Confirm when possession was returned or accepted.
- Confirm the current mailing address you gave the landlord and keep proof.
- Save the lease, deposit payment proof, and any escrow or bond information.
- Save move-in and move-out damage lists.
- Save any written dissent to disputed list items.
- Save photos, video, messages, and inspection notes.
- Ask for the deposit balance or the written itemized statement.
If the landlord sent deductions
Read the deductions carefully. Georgia does not allow retention for ordinary wear and tear. If the landlord keeps money, the written statement should identify the exact reasons for retaining the deposit. If the deduction is based on damage, the final damage list should be part of the accounting.
If the landlord may be exempt
Georgia's special security deposit article does not apply the same way to every landlord. Some smaller natural-person landlords are exempt from parts of the article, but the exemption does not apply when paid third-party management handles management, including rent collection. If exemption is disputed, keep the ownership and management facts organized.
Next step
If the deadline has passed and the issue is still unresolved, send a written demand that states the possession date, deposit amount, current address, inspection-list issues, and what is missing.
The Deposit Recovery System gives you the sequence in order: preventive notice, deposit-due notice, entitlement notice, and final demand. That matters because one letter alone may not create the full record you need if the landlord ignores you, sends an incomplete accounting, or keeps unsupported deductions.
What to do next
- Check Georgia's security deposit deadline
- Review the Georgia security deposit damage list rules
- Organize your Georgia security deposit evidence
- Prepare a Georgia security deposit demand letter
Get the Deposit Recovery System
Important: This page provides general information and is not legal advice.