Not legal advice. This is a free reference compiled from official government sources. Laws change and local details matter. Confirm every deadline with the official source or a licensed attorney before you rely on it.
Last verified: · Confidence: medium
Georgia landlord deadlines
Statewide rules for Georgia. Cities and counties can add their own rules. Statutes and agency pages: dca.georgia.gov.
Return the deposit (or send a damage statement with any refund) within 30 days after the lease ends or the tenant leaves, whichever is later Verified
Deadline: Within 30 days after move-out
Every landlord, whatever the number of units, must return the security deposit within thirty days after the lease ends or the tenant leaves, whichever is later. If you keep part of it for damage, send a notice within the same thirty days identifying the damage, its estimated cost and any refund of the difference. Mail it to the last known address. Deposits may not exceed two months' rent.
"All landlords, regardless of the number of units owned, must return the security deposit within thirty (30) days after termination of the lease or the date that the tenants leave the" dca.georgia.gov
"If the security deposit is held because of damage to the unit, the landlord must send the tenants notice within thirty (30) days identifying the damage, the estimated dollar amount of the damage, and a refund, if any, of the difference between the security deposit and the amount withheld for damages." dca.georgia.gov
"Deposit limit: A landlord cannot require a security deposit that is an amount more than two (2) months rent." dca.georgia.gov
Notes: O.C.G.A. 44-7-34 as summarized by the handbook. Source: Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24), an official state summary of O.C.G.A. Title 44, Ch. 7. Medium confidence because it is a state guide rather than the statute text.
Last verified 2026-10-23 · Confidence: medium · Status: verified · Report a correction
Within 3 business days after the lease ends (larger landlords or those using a manager): inspect and give the tenant a signed damage list Verified
Deadline: Within 3 business days after the lease ends (or a reasonable time after you learn the tenant left)
If you own more than ten units or use a management agent, inspect the unit within three business days after the lease ends (or a reasonable time after learning the tenant left), prepare a signed list of all damage with estimated costs, and give it to the tenant. The tenant may inspect within five business days.
Who it covers: Required if you (with your spouse and children) own more than ten rental units, or if you use a management agent. Small landlords who manage their own units are exempt.
"Within three (3) business days after the lease terminates, or a reasonable time after the landlord discovers that you left, the landlord must inspect the unit and prepare a list of all damage and the estimated dollar value of such damage." dca.georgia.gov
"Landlords who own more than ten (10) rental units, including units owned by their spouse and/or children, or who employ a management agent, must provide a formal inspection of the unit on move-out or give back the tenant’s security deposit." dca.georgia.gov
Notes: O.C.G.A. 44-7-33(b) as summarized by the handbook. Source: Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24), an official state summary of O.C.G.A. Title 44, Ch. 7. Medium confidence because it is a state guide rather than the statute text.
Last verified 2026-10-23 · Confidence: medium · Status: verified · Report a correction
Before accepting the deposit (larger landlords or those using a manager): give the tenant a signed list of existing damage Verified
Deadline: Before accepting the security deposit
If you own more than ten units or use a management agent, give the tenant a complete list of existing damage before you accept the security deposit, let the tenant inspect the unit to check it, and have both of you sign it.
Who it covers: Required if you (with your spouse and children) own more than ten rental units, or if you use a management agent. Small landlords who manage their own units are exempt.
"the landlord must give you a complete list of the existing damage before accepting the security deposit and the tenant must be allowed to inspect the unit to determine if the list is accurate." dca.georgia.gov
Notes: O.C.G.A. 44-7-33(a) as summarized by the handbook. Source: Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24), an official state summary of O.C.G.A. Title 44, Ch. 7. Medium confidence because it is a state guide rather than the statute text.
Last verified 2026-10-23 · Confidence: medium · Status: verified · Report a correction
Before signing a lease: disclose in writing if the living space flooded 3 or more times in the past 5 years Verified
Deadline: Before entering into the lease
If the rental's living space has been damaged by flooding at least three times in the past five years, tell the prospective tenant in writing, before the lease is signed, that the property is likely to flood. Without the notice you are liable for the tenant's flood damage.
"If a residential rental property has flooded at least three (3) times in the past five (5) years and damaged the living space, the landlord must, before entering a lease agreement, notify the potential tenant in writing of the property’s likelihood to flood." dca.georgia.gov
Notes: O.C.G.A. 44-7-20 as summarized by the handbook. Source: Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24), an official state summary of O.C.G.A. Title 44, Ch. 7. Medium confidence because it is a state guide rather than the statute text.
Last verified 2026-10-23 · Confidence: medium · Status: verified · Report a correction
Raising rent on a tenancy-at-will: give 60 days' notice Verified
Deadline: At least 60 days before the rent increase takes effect
For a tenancy-at-will, give at least sixty days' notice of a rent increase; the new rent starts a new tenancy-at-will. During a fixed-term lease, rent can rise only if the lease allows it. Georgia has no rent control.
Who it covers: Tenancies-at-will (no fixed end date). Fixed-term leases follow the lease.
"If you are a tenant-at-will, the landlord must give 60 days’ notice of any rent increases, and after 60 days you would begin a new tenancy-at-will with the new rent amount." dca.georgia.gov
"Rent can only be increased during a lease if the lease says that may happen." dca.georgia.gov
Notes: As summarized by the handbook. Source: Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24), an official state summary of O.C.G.A. Title 44, Ch. 7. Medium confidence because it is a state guide rather than the statute text.
Last verified 2026-10-23 · Confidence: medium · Status: verified · Report a correction
Before filing for eviction over unpaid rent: give a written notice to pay at least 3 business days ahead Verified
Deadline: At least 3 business days before filing a dispossessory action for unpaid rent or fees
Before filing a dispossessory (eviction) case for unpaid rent or fees, give the tenant a written notice to pay the back rent and fees at least three business days ahead. Serve it by a method in the lease or post it in a sealed envelope on the unit door.
"At least three (3) business days before a landlord files dispossessory for the tenant’s failure to pay rent or fees, the landlord is required to give the tenant a written notice to pay the back rent and fees." dca.georgia.gov
Notes: O.C.G.A. 44-11-31.1 (2024 Safe at Home Act) as summarized by the handbook. Source: Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24), an official state summary of O.C.G.A. Title 44, Ch. 7. Medium confidence because it is a state guide rather than the statute text.
Last verified 2026-10-23 · Confidence: medium · Status: verified · Report a correction
End a tenancy-at-will with 60 days' notice (the tenant gives 30) Verified
Deadline: At least 60 days before the lease ends
To end a tenancy-at-will (no fixed end date), give the tenant sixty days' notice to leave. A tenant ends one by giving thirty days' notice. A fixed-term lease ends on its own date unless the lease says otherwise.
"For a tenancy-at-will, the landlord must give the tenant sixty (60) days’ notice telling them to leave." dca.georgia.gov
"A tenant can end a tenancy-at-will by giving the landlord thirty (30) days’ notice." dca.georgia.gov
Notes: O.C.G.A. 44-7-7 as summarized by the handbook. Source: Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24), an official state summary of O.C.G.A. Title 44, Ch. 7. Medium confidence because it is a state guide rather than the statute text.
Last verified 2026-10-23 · Confidence: medium · Status: verified · Report a correction