What is the Georgia security deposit return deadline?
30 days after termination of the rental agreement or the tenant's departure, whichever occurs last (30 days).
Georgia Security Deposit Laws (2026)
Key rules for deadlines, penalties, and documentation requirements, with direct links to the official statute.
Reviewed: 2026-08-11
How sources are checked →Quick answer for Georgia renters
In Georgia, landlords generally must return the deposit or send a lawful itemized statement within 30 days. The cited source describes a potential remedy of Covered rentals: 3x withheld unless bona fide error; eligibility depends on the statutory triggers, exceptions, and disputed facts.
Deadline
30 days
30 days after termination of the rental agreement or the tenant's departure, whichever occurs last
Potential remedy
Covered rentals: 3x withheld unless bona fide error
For landlords covered by the inspection-and-escrow rules, three times the sum improperly withheld plus reasonable attorney fees may apply unless the landlord proves a bona fide error despite required procedures
Small claims limit
Up to $15,000; scheduled to become $25,000 on January 1, 2027
Magistrate Court
Court limit sourceWhat matters most in Georgia
Start with the timing rule, required records, useful proof, and the next practical step.
What controls the period
The period generally runs from move-out and return of possession, subject to the statute's stated conditions and exceptions.
What the landlord had to send
If the landlord keeps part of the deposit, check whether the applicable rule requires a timely written itemization explaining the deductions.
What proof matters most
If the landlord-coverage rule applies, keep both signed inspection lists and any written disagreements about listed damage.
What to do today
First confirm the Georgia deadline, then preserve photos, itemization, and all written communications.
Explore the issue in more detail
Use these guides to check deadlines, records, deductions, and letter structure against your facts.
How to get your security deposit back
Organize the deadline, deductions, records, written request, and follow-up.
Landlord didn't return your deposit
Check what to document and request after the usual return period.
Do landlords have to provide receipts?
Review missing receipts, estimates, invoices, and repair-cost records.
How to write a demand letter
Review the parts of a clear, factual letter before editing the state template.
State-specific checks
Move-in checklistDepends on coverage or request
Move-out inspectionDepends on landlord coverage
Mailing ruleNo statewide rule listed
Forwarding addressNo statewide consequence listed
Procedure coverage: The move-in list, move-out inspection, and escrow-or-bond procedures generally apply when the landlord owns more than 10 rental units, counting units owned by a spouse or children, or uses a management agent.
Important details
- Checklist and escrow duties have statutory scope exceptions; verify whether the landlord or management arrangement is covered
- Covered landlords must use an escrow account or qualifying bond and follow inspection-list procedures
- Georgia generally caps residential security deposits at 2 months' rent
- The Magistrate Court civil limit is scheduled to increase from $15,000 to $25,000 on January 1, 2027
- Covered landlords can face treble liability unless they prove a bona fide error despite required procedures
Citations
Open each cited section for the rule, official source, and context used in this guide.
Deposit return deadline
O.C.G.A. § 44-7-34 - Landlord must return the balance within 30 days after termination or departure, whichever occurs last
Read section detailsOfficial sectionItemized deductions
O.C.G.A. § 44-7-34 - Landlord must provide written statement of reasons for retention
Read section detailsOfficial sectionNormal wear and tear
O.C.G.A. § 44-7-34 - Landlord cannot charge for normal wear and tear
Read section detailsOfficial sectionMove-in checklist
O.C.G.A. § 44-7-33 - Covered landlords must present a list of existing damage before accepting the deposit and allow the tenant to inspect before occupancy
Read section detailsOfficial sectionMove-out inspection
O.C.G.A. § 44-7-33 - Covered landlords must inspect after the tenancy ends, prepare a signed damage list within three business days, and allow the tenant to inspect and dispute listed items within five business days
Read section detailsOfficial sectionPotential remedies
O.C.G.A. §§ 44-7-35 to 44-7-36 - Covered landlords can face treble liability plus reasonable attorney fees unless they prove a bona fide error despite required procedures
Read section detailsOfficial sectionEscrow requirements
O.C.G.A. §§ 44-7-31 to 44-7-32, 44-7-36 - Covered landlords must use a qualifying escrow account or bond and notify the tenant where an escrowed deposit is held
Read section detailsOfficial section
Check the current official text before relying on a citation.
Common Georgia dispute scenarios
Choose a scenario to review state-specific facts, source links, and self-help options.
Landlord missed the deposit deadline
Use this checklist when the dates you entered suggest that the usual return period may have passed.
No itemized deduction statement
Use this checklist when money was withheld and you did not receive an itemized statement.
Missing receipts or invoices
Check listed deductions when the landlord did not provide receipts, invoices, estimates, or labor details for the charges.
Charged for normal wear and tear
Review deductions involving routine aging, ordinary use, old-item replacement, repairability, or betterment.
Facts relevant to a bad-faith review
Use this checklist to organize facts that may be relevant to a bad-faith inquiry without deciding intent.
Before sending a state-specific demand letter
Organize the timeline, disputed amounts, records, and source links for a written request.
Frequently asked questions
Short answers to common Georgia security deposit questions.
What penalties can apply in Georgia?
For landlords covered by the inspection-and-escrow rules, three times the sum improperly withheld plus reasonable attorney fees may apply unless the landlord proves a bona fide error despite required procedures. See O.C.G.A. § 44-7-30 et seq..
What is the small claims limit in Georgia?
Magistrate Court: Up to $15,000; scheduled to become $25,000 on January 1, 2027. Filing fees: Check current court fee schedule. Verify the court and current limit before filing.
Is a move-in checklist required in Georgia?
State law provides a move-in condition-report procedure, but coverage or a timely tenant request determines when it applies. Check the cited rule for the required steps.
Next steps
Calculate your dates, review deductions, use the free state template, or create a personalized letter when your records are ready.