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Last verified: · Confidence: medium
How long does a landlord have to return a security deposit in Georgia?
Short answer
At a glance: 30 days
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
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
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