Georgia Security Deposit Law, Explained

The core rule

Under Georgia's security deposit article, a covered landlord has 30 days after obtaining possession of the premises to return the deposit or send the required written accounting. The safest way to track the deadline is possession-based, not just "move-out." Possession may involve termination and vacation, surrender and acceptance, or the landlord discovering that the premises were surrendered by vacancy.

If the landlord keeps any amount, the landlord must 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. Any refund balance should be sent with the statement.

Georgia also allows the landlord to comply by mailing the written statement and required payment to the tenant's last known address by first-class mail. That is why renters should give a current mailing address in writing and keep proof.

Inspection and damage lists matter

For covered landlords, Georgia uses a move-in damage list and a move-out final damage list. Before accepting a deposit, the landlord should give the tenant a comprehensive list of existing damage. The tenant has the right to inspect and should keep the list and any written disagreement.

At move-out, the landlord's final damage list should be handled within Georgia's inspection-list process. If you disagree with the final list, dissent specifically in writing and keep proof. A general complaint is weaker than a written disagreement that identifies the disputed items.

Georgia procedure topics

These inspection-list issues often decide whether a deduction is clear or disputed:

• Georgia security deposit move-out inspection
• Georgia security deposit damage list
• Georgia security deposit written dissent

Escrow or surety bond rules

Covered Georgia landlords must handle security deposits through an escrow account or a permitted surety bond structure. If you received information about where the deposit was held, save it.

Coverage exceptions matter

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 when the owner, spouse, and minor children collectively own 10 or fewer rental units.

That exemption does not apply when management, including rent collection, is performed by a paid third party. If exemption is disputed, preserve ownership and management facts along with the deposit records.

Georgia's deposit cap

Georgia generally caps residential security deposits at two months' rent for residential leases entered into or renewed on or after July 1, 2024. If the lease is older or renewal timing is disputed, keep the lease and renewal records.

Remedies can be strong when the article applies

When Georgia's security deposit article applies, serious noncompliance can support strong remedies, including forfeiture of the right to retain deposit money and three times the sum improperly withheld plus reasonable attorney's fees where supported.

The statute also includes a bona fide error limitation. The practical point is to keep the timeline and proof clean: possession, written itemization, inspection lists, escrow or bond issues, ordinary wear and tear, address records, and the amount still owed.

Read the statute source

The main source is Georgia's security deposit article, O.C.G.A. sections 44-7-30 through 44-7-37.

View the Georgia source page