Georgia Deposit return deadline
How long does a landlord have to return a security deposit in Georgia?
Within 30 days after the landlord regains possession: return the deposit, or a written statement of the exact reasons for withholding plus the balance (Georgia Attorney General's summary of the statute).
Verified Source: O.C.G.A. § 44-7-34 · last checked 2026-10-15
How this works in Georgia
Georgia's Department of Community Affairs handbook says every landlord, no matter how many units, must return the deposit within 30 days after the lease ends or the tenant moves out, whichever is later. If you keep money for damage, you send notice within 30 days listing the damage, the estimated cost and any refund. Landlords with more than ten units, or who use a management agent, also owe a formal move-out inspection and face triple damages for wrongful withholding.
Step by step in Georgia
- If you own more than ten units or use a management agent, inspect within three business days after the lease ends and give the tenant a signed list of damage with estimated dollar values.
- Don't deduct for normal wear and tear. Allowed deductions include damage, unpaid rent or late charges, unpaid pet fees, unpaid utilities that were the tenant's responsibility, and losses from early termination.
- Within 30 days, send the refund, plus a notice of any damage and its estimated cost if you are keeping money.
- Mail it to the tenant's last known address, even if that is the unit they just left.
- If it comes back undeliverable and you can't find the tenant after a reasonable effort, the deposit becomes yours 90 days after mailing.
Common Georgia mistakes to avoid
- Thinking the 30-day rule only applies to big landlords. It applies to everyone.
- Charging the full cost of a new carpet for a damaged ten-year-old carpet.
- Skipping the signed move-out list when you have more than ten units or a manager.
Key deadlines and amounts in Georgia
| Return deadline | 30 days after the lease ends or the tenant leaves, whichever is later |
|---|---|
| Deposit cap | Two months' rent |
| Move-out inspection (more than 10 units or an agent) | Within 3 business days |
| Unclaimed deposit | Belongs to the landlord 90 days after mailing if undeliverable |
| Wrongful withholding (more than 10 units or an agent) | Three times the amount withheld plus attorney fees |
Georgia FAQ
How long does a Georgia landlord have to return a deposit?
30 days after the lease ends or the tenant leaves, whichever is later. The Department of Community Affairs handbook says this applies to all landlords regardless of how many units they own.
What if I don't have the tenant's new address?
Mail the deposit and any damage statement to the last known address, even if that's the vacated unit. If it's returned undeliverable and you can't locate the tenant after a reasonable effort, the deposit belongs to you 90 days after mailing.
Do small Georgia landlords have to do a move-out inspection?
The formal three-business-day inspection list applies to landlords who own more than ten units or use a management agent. Documenting the unit's condition is still smart for everyone.
Sources for this section: Georgia Dept. of Community Affairs, Georgia Landlord-Tenant Handbook (O.C.G.A. § 44-7-30 et seq.) (checked 2026-10-19)
Same topic in neighboring states
All Georgia landlord-tenant law · Georgia landlord FAQ · Security deposit limit · Notice to enter · Required lease disclosures · Required disclosures (mold, lead, radon, bedbug, asbestos, flood zone) · Move-in checklist
Get alerts when Georgia's landlord laws change
A short email when a rule on this site changes. Free, unsubscribe anytime.