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Legal Rights Handbook

Georgia Renter Rights & Landlord Laws 2025

Everything tenants and landlords need to know about Georgia housing laws. Eviction rules, deposits, and rights.

Updated January 15, 2026
5 min read

Renter Rights & Landlord Laws Guide 2025: Georgia

Disclaimer: This guide is for informational purposes only and does not constitute legal advice. Laws change frequently. Always consult with a qualified attorney or local housing authority for specific legal situations.

1. Overview: The Balance of Power

Verdict: Landlord-Friendly (Score: High)

Georgia is widely considered a Landlord-Friendly state. The legal framework generally favors property owners in terms of speed of eviction and ease of lease enforcement. However, tenants still possess fundamental rights regarding habitability and security deposits.

  • For Landlords: You have significant leverage, particularly regarding non-payment of rent. The legal process is relatively efficient compared to tenant-friendly states.
  • For Renters: While the law is efficient for landlords, you are protected against retaliation, discrimination, and unsafe living conditions. You must be proactive in documenting everything.

2. Security Deposits

This is one of the most common areas of dispute. Georgia law (GA Code § 44-7-31 to 44-7-35) provides specific guidelines.

Limits

  • No State Cap: Georgia does not limit the amount a landlord can charge for a security deposit (unlike some states that cap at 1-2 months' rent).
  • Pet Deposits: Allowed, but must be refundable unless defined otherwise.

Return Requirements

  • Timeline: Landlords must return the deposit (minus lawful deductions) within one month (30 days) after the lease terminates and the tenant moves out.
  • Move-Out Inspection: While not legally required to be done jointly, it is highly recommended. Tenants should request a walk-through inspection to address issues before moving out.

Deductions

Landlords may deduct for:

  1. Unpaid rent.
  2. Repairing damage beyond "normal wear and tear."
  3. Cleaning costs (if the unit is left significantly dirtier than at move-in).

Warning for Landlords: If you fail to return the deposit or provide a written list of deductions within 30 days, you may forfeit your right to keep any portion of the deposit and could be liable for up to three times the wrongfully withheld amount plus attorney's fees.

3. Eviction Rules

CRITICAL DATA: In Georgia, for non-payment of rent, the notice period is effectively immediate regarding the right to file. A landlord can file a dispossessory (eviction) lawsuit immediately after rent is late, provided the lease terms have been violated.

The Process

  1. Notice to Quit: For non-payment, a landlord must provide a written notice (often a "Demand for Possession" or "Notice to Quit"). While Georgia law does not specify a mandatory notice period for non-payment (unlike many states that require 3-5 days), serving a 3-day notice is a standard best practice to prove the tenant was in default before filing.
  2. Filing the Dispossessory: If the tenant does not pay or leave, the landlord files a dispossessory affidavit with the magistrate court.
  3. Service: The tenant is served with a summons.
  4. Tenant's Response: The tenant has 7 days (including weekends/holidays) to file an answer with the court. If they do not respond, the landlord wins by default.
  5. Writ of Possession: If the landlord wins (either by default or at trial), they can request a Writ of Possession. Law enforcement will then schedule a physical eviction, usually giving the tenant 24 hours' notice to leave.

Warning for Landlords: Do not engage in "self-help" evictions. You cannot change the locks, shut off utilities, or remove a tenant's belongings without a court order and a sheriff's deputy present. Doing so can result in the landlord owing the tenant significant damages.

Warning for Tenants: If you receive a dispossessory notice, do not ignore it. You have only 7 days to file an answer with the court. If you miss this deadline, you lose automatically, and an eviction order will be issued quickly.

4. Landlord Entry

Georgia law is silent on whether a landlord must give notice before entering a rental unit. This is often governed by the lease agreement.

  • Standard Practice: Most lease agreements in Georgia include a clause requiring 24 hours' notice before entry, except in emergencies.
  • No Lease Clause: If the lease is silent, there is no statutory law prohibiting immediate entry. However, entering without notice could be considered a "breach of the quiet enjoyment" or harassment.

Advice:

  • Landlords: Always provide 24 hours' notice (except emergencies) to maintain good relations and avoid potential harassment claims.
  • Tenants: Review your lease. If it is silent on entry, you may negotiate adding a notice clause.

5. Rent Control

Does it exist?
No. Georgia state law prohibits local municipalities from enacting rent control or rent stabilization ordinances (GA Code § 36-81-3).

  • Major Cities: Atlanta, Savannah, Augusta, and Columbus have no rent control.
  • Implication: Landlords can generally raise rent at the end of a lease term or with proper notice during a month-to-month tenancy (typically 30 days).
  • Mobile Homes: There is a limited exception for mobile home parks regarding rent increases on the lot, but general residential apartments and houses are unregulated regarding pricing.

6. Special Warning for Landlords

Context: As a landlord in a Landlord-Friendly state, you have the upper hand procedurally, but strict adherence to the law is required to maintain that advantage.

  • The "Quiet Enjoyment" Trap: Even without specific entry statutes, tenants have an implied right to "quiet enjoyment." If you harass a tenant, enter arbitrarily, or create an uninhabitable environment, they can sue for damages or withhold rent (under the "repair and deduct" doctrine if the issue is serious, like no heat or water).
  • Discrimination is Federal: While GA state laws are relaxed, federal Fair Housing laws are strict. You cannot discriminate based on race, color, religion, sex, familial status, national origin, or disability.
  • Procedural Perfection: Because eviction is fast in Georgia, tenants often look for technical errors in your process. Ensure your notices are perfectly formatted, delivered correctly (often via certified mail and posting), and that your lease complies with state safety codes.

7. Special Warning for Tenants

Context: You are renting in a state with an efficient eviction system. Knowledge and documentation are your best defenses.

  • The 7-Day Rule is Absolute: If you are served with a dispossessory notice, you have exactly 7 days to file an answer. If you plan to fight an eviction (e.g., for uninhabitable conditions), you must file that answer within 7 days. Silence = Loss.
  • Renters Insurance is Vital: Georgia landlords are generally not responsible for your personal property (e.g., theft, fire, water damage). Without renters insurance, you are 100% liable for your losses.
  • Document Everything: Take timestamped photos and videos of the move-in condition. Keep copies of all rent payments and communications with the landlord. In a dispute, the burden of proof is often on the tenant to show the landlord violated the agreement.
  • Retaliation: If you report code violations to a city inspector, the landlord cannot legally evict you in retaliation (within 6 months of the report).

Disclaimer: Not legal advice. Consult an attorney.