Georgia Landlord-Tenant Law 2026: The Plain-English Guide
Georgia is landlord-friendly with a fast, inexpensive eviction process through its magistrate courts. The statutes are shorter than many states', but the deposit escrow rules and notice requirements have teeth. Here's the plain-English version.
Security deposits
- No state cap on the amount.
- Return within 30 days (one month) of move-out, with a written itemized list of deductions.
- Escrow: deposits must be held in a separate escrow account — no commingling with your own money.
- Move-in/move-out lists: you must provide a move-in inspection list, and tenants have the right to inspect before move-out. Skip the lists and you can lose the right to withhold for damages.
- Penalty: bad-faith withholding = up to 3x the deposit.
Use our Security Deposit Deadline Finder and deductions guide.
Rent rules
- No rent control — prohibited statewide.
- Late fees must be in the lease and reasonable.
- Raising rent: 60 days' notice to terminate or change terms of a month-to-month tenancy. See how to raise rent legally.
Eviction in Georgia
Georgia uses the dispossessory process in Magistrate Court:
1. Demand for possession — Georgia law doesn't mandate a specific pre-filing notice period for nonpayment, but your lease usually sets one. Make the demand in writing.
2. Dispossessory affidavit filed in Magistrate Court — filing fees are low (~$50–$100).
3. Tenant has 7 days to answer after being served.
4. Hearing — typically within 2–4 weeks.
Uncontested cases often resolve in 3–6 weeks. Georgia courts also handle the related money judgment for back rent in the same action. Self-help is illegal. Full process: how to evict a tenant.
Repairs and habitability
- Landlords must keep the property in repair and in compliance with housing codes.
- Repair-and-deduct: Georgia allows it after proper notice and a reasonable time, with strict procedures — the tenant must be current on rent and follow the statutory steps.
- Retaliation for code complaints is prohibited.
Entry rights
Georgia has no state statute on entry notice. Standard practice: 24 hours' notice in the lease, reasonable times, emergencies excepted. Put it in writing.
Ending tenancies
- Month-to-month: 60 days' written notice — longer than most states' 30 days. Landlords and tenants both.
- Fixed-term: no notice needed at expiration unless the lease requires it, but 60 days is still good practice.
The bottom line
Georgia rewards procedure: escrow the deposit, do the inspection lists, make written demands, and the magistrate courts will move your case quickly. The 60-day termination notice (not 30) is the detail that trips up out-of-state landlords.
This is general information, not legal advice. Consult a Georgia landlord-tenant attorney for specific situations.