How long does a landlord have to return a security deposit in Georgia?
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.
Is ordinary wear and tear deductible?
No. Georgia does not allow a security deposit to be retained for ordinary wear and tear from normal use of the premises.
What can a landlord deduct?
The main categories are damage beyond ordinary wear and tear and unpaid rent, utilities, late fees, or other lawful charges under the lease or security deposit article.
Does Georgia require an itemized statement?
If the landlord keeps money, the landlord should provide a written statement identifying the exact reasons for the retention. If the retention is based on damage, the statement should include the final damage list and any refund balance should be sent with it.
Do inspection lists matter?
Yes. For covered landlords, Georgia uses a move-in damage list and a move-out final damage list. Keep every inspection list. If you disagree with the final list, dissent specifically in writing to the disputed items and keep proof. See the Georgia damage list guide for the practical version.
What does written dissent mean in Georgia?
Written dissent means disagreeing in writing. In a deposit dispute, it usually means identifying the specific damage-list items you dispute and briefly saying why. See the Georgia written dissent guide for examples.
What should I know about the move-out inspection?
The move-out inspection matters because it can lead to the final damage list. Photograph the rental unit, ask how the inspection and list will be handled, and keep proof of when the landlord got the unit back. See the Georgia move-out inspection guide.
Does the landlord need escrow or a surety bond?
Covered Georgia landlords must use an escrow account or a permitted surety-bond structure. If the landlord uses escrow, the tenant should receive written notice of the account location and account number.
Does the article apply to every landlord?
Not always. Some smaller natural-person landlords are exempt from sections 44-7-31, 44-7-32, 44-7-33, and 44-7-35 when the owner, spouse, and minor children collectively own 10 or fewer rental units. That exemption does not apply if paid third-party management handles management, including rent collection.
Can Georgia support treble damages?
When Georgia's security deposit article applies, a landlord who fails to return a deposit required to be returned can be liable for three times the sum improperly withheld plus reasonable attorney's fees. The statute also includes a bona fide error limitation.
What address should I give my landlord?
Give a current mailing address in writing and keep proof. Georgia allows the landlord to comply by mailing the written statement and required payment to the tenant's last known address by first-class mail.
Does Georgia have a deposit cap?
Georgia generally caps residential security deposits at two months' rent for residential lease agreements entered into or renewed on or after July 1, 2024.
Is one demand letter enough?
Sometimes a clear demand letter solves the problem. Often, it does not. A stronger approach is to build the record in order: document move-out, track the 30-day accounting issue, dispute unsupported damage-list items in writing, and escalate only if the landlord still does not fix the deposit problem.
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Important: This page provides general information and is not legal advice.