A Georgia security deposit damage list is the written list of condition issues the landlord uses to document claimed damage. For covered landlords, Georgia uses both a move-in damage list and a final move-out damage list under O.C.G.A. section 44-7-33.
The short version: keep both lists, compare them to your photos and videos, and disagree in writing with any item you dispute. Damage-list problems can affect whether deductions are lawful.
Georgia security deposit disputes can be more procedural than they look. The dispute is often not just "Was there damage?" It can also be whether the landlord used the list process, gave a clear written explanation, excluded ordinary wear and tear, and returned any refund balance on time.
The move-in damage list
The move-in damage list is the starting record. It should identify existing damage before the tenant is responsible for the rental unit.
For covered landlords, Georgia's security deposit article says the tenant should be presented with a comprehensive existing-damage list before the deposit is accepted. The tenant can inspect the rental unit and should keep a copy of the list.
If something is missing or wrong on the move-in list, put the disagreement in writing. That can protect you later if the landlord tries to charge you for something that was already there.
The final move-out damage list
The final move-out damage list is the landlord's list after you move out and give the unit back. In normal language, this is the list of damage the landlord says exists at the end.
If the landlord keeps deposit money for damage, the written explanation under O.C.G.A. section 44-7-34 should identify the exact reasons for keeping money. If the deduction is based on damage, the final damage list should be part of that explanation.
Ordinary wear and tear is not damage
Georgia does not allow a security deposit to be kept for ordinary wear and tear from normal use.
Normal fading, light scuffs, and ordinary aging are different from broken items, heavy staining, missing parts, pet damage, negligence, carelessness, accident, or abuse. Photos, videos, and the move-in list help show the difference.
What a useful damage list should let you understand
A useful damage list should make the deduction clear. You should be able to tell:
- what item or area the landlord claims was damaged
- where it is in the rental unit
- whether it existed at move-in
- whether you disagree with it
- whether it is ordinary wear and tear
- how much the landlord claims for that item
Vague deductions are harder to evaluate. A written explanation that says only "repairs" or "cleaning" may not tell you enough.
If you disagree with the damage list
Disagree in writing. Georgia uses the word dissent, but the practical meaning is simple: identify the list items you dispute and say why.
For example, your written disagreement might say:
- the item was already on the move-in list
- the photo shows ordinary wear and tear
- the charge is for routine cleaning, not damage
- the repair amount is unsupported
- the item was not caused by you, your household, guests, or invitees
Keep the tone factual. You are building a record, not trying to sound intimidating.
How this connects to the deposit deadline
Georgia's return and accounting deadline is 30 days after the landlord obtains possession of the rental unit. In plain English, that means after the landlord has the unit back.
If the landlord keeps money, the landlord should send a written explanation of what was kept and why, and any refund balance due. Georgia allows that mailing to go to your last known address by first-class mail, so give a current mailing address in writing and keep proof.
Related Georgia guides
- Georgia security deposit move-out inspection
- Georgia security deposit written dissent
- Georgia security deposit evidence guide
- What can a Georgia landlord deduct?
The free guide above explains the damage-list rule. The paid DepositBackGA Recovery System is a shortcut: four Georgia-specific letters that help you use the damage-list record and deadline sequence without starting from scratch.
Get the Deposit Recovery System
Important: This page provides general information and is not legal advice.