What Can a Georgia Landlord Deduct?
Georgia limits what a covered landlord can keep from a security deposit.
The statute identifies possible retention categories including unpaid rent, late fees, abandonment, unpaid utilities, tenant-contracted repair or cleaning charges, unpaid pet fees, and actual damages caused by tenant breach, subject to mitigation.
Ordinary wear and tear is different
Georgia says a security deposit cannot be retained to cover ordinary wear and tear from normal use of the premises.
Damage is different. Broken fixtures, heavy staining, missing items, pet damage, or abuse of the premises can be treated differently if the facts support it.
The written statement matters
If the landlord keeps money, the landlord should identify the exact reasons for the retention in writing.
If the deduction is based on damage, the final damage list matters. For covered landlords, Georgia's move-in and move-out inspection-list process can affect whether the landlord may retain deposit money for claimed damage.
Deductions still need support
A deduction is stronger when it is tied to the lease, the statute, a specific condition problem, a timely written statement, and records showing the amount claimed. A deduction is weaker when it is vague, based on ordinary wear and tear, unsupported by the final damage list, or inflated beyond the actual loss.
What to keep
Keep move-in photos, move-out photos, the lease, repair invoices or estimates if you receive them, messages about condition, move-in and move-out damage lists, written dissent to disputed list items, and every written statement or refund record.
If the deduction is unsupported, respond in order. First identify the missing proof or ordinary-wear issue, then ask for correction, then escalate only if the landlord still keeps money without a clean explanation.
Related Georgia guides
- Georgia security deposit damage list
- Georgia security deposit written dissent
- Georgia security deposit evidence guide
- Georgia security deposit demand letter
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Important: This page provides general information and is not legal advice.