Landlord Won't Make Repairs in Georgia: What Can I Do?
This page covers what a Georgia landlord must keep in repair and how to ask for repairs. It also covers the steps a renter can take when repairs are not made. Steps that carry a risk say so.
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Georgia law treats a lease for a home as promising that the home is fit for people to live in. This is true for oral or written leases entered into or renewed on or after July 1, 2024.
✓ Sources checked October 4, 2026
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Georgia’s housing agency says a landlord must keep a rental unit in good repair. The unit must be safe and fit to live in. The landlord must keep electric, heating, cooling and plumbing working. The fit-to-live-in duty covers leases entered into or renewed on or after July 1, 2024.
Georgia General Assembly, HB 404 (2024) as passed HB 404 Section 6 (applicability) Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24) Handbook p. 10✓ Sources checked October 3, 2026
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A Georgia lease cannot cut the landlord’s duty to keep the property fit to live in or in good repair. The state housing agency says a lease that cuts these duties breaks the law. The fit-to-live-in duty covers leases entered into or renewed on or after July 1, 2024.
Georgia General Assembly, HB 404 (2024) as passed HB 404 Section 6 (applicability) Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24) Handbook p. 6✓ Sources checked October 3, 2026
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Georgia law does not require landlords to supply appliances such as refrigerators or stoves. Local ordinances (city or county rules) may. Check your lease and local rules.
✓ Sources checked October 3, 2026
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Ask for each repair in writing. Keep a copy and take dated photos of the problem. A written request gives you proof of what you asked for and when.
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After a landlord gets notice of a problem, how long a repair may take depends on the facts. Georgia’s handbook says a reasonable time depends on how serious the condition is and on the nature of the repair.
✓ Sources checked October 3, 2026
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You can sue a landlord who does not repair. A judge may order the landlord to pay for harm caused by the failure to repair. This applies if the landlord had notice of certain problems and a chance to repair them but did not. You get this money only if you win your case and your landlord pays.
RenterLaw editorial Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24) Handbook p. 10✓ Sources checked October 3, 2026
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Georgia’s housing agency says Georgia has no government agency that can step into a landlord-tenant dispute. No agency can force a landlord or renter to act a certain way. Renters who cannot settle a dispute need to use the courts, on their own or through a lawyer. For repairs, the handbook says you can contact the local housing code inspector. Be careful: for very bad conditions, an inspector can condemn the home (order it closed) and make everyone leave.
RenterLaw editorial Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24) Handbook p. 11✓ Sources checked October 3, 2026
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Suppose a Georgia landlord does not repair within a reasonable time after getting notice. The housing agency’s handbook says a renter can have a qualified and licensed professional make the repair. The cost must be reasonable. The renter can then subtract the cost from future rent. The renter should first tell the landlord in writing about the plan. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
RenterLaw editorial Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24) Handbook p. 11✓ Sources checked October 3, 2026
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In Georgia, the state housing agency handbook says you generally must keep paying rent, even if your landlord fails to make repairs. If you do not pay rent when it is due, the landlord can begin the eviction (court case to make you leave) process. Holding back rent is risky. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
RenterLaw editorial Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24) Repairs, CAUTION✓ Sources checked October 3, 2026
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Georgia landlords must follow local housing codes during a lease. You can contact the local, county or city housing code inspector. Suppose the county or city condemns the property (bans living there) and prohibits residential use. Then you can treat the landlord as having broken the lease and move out. Condemnation can leave you without a home, so think about that before you call.
RenterLaw editorial Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24) Handbook p. 11✓ Sources checked October 3, 2026
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It is illegal in Georgia for a landlord to evict you or get back at you for asking for a repair. It is also illegal for calling code enforcement.
✓ Sources checked October 3, 2026
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Constructive eviction (leaving because the home is unfit) is rare in Georgia. You must show that the landlord's failure to repair made the home unfit to live in. You must also show that ordinary repairs cannot fix it, and you must move out.
✓ Sources checked October 3, 2026
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Suppose you move out and cannot show constructive eviction. The landlord may end the lease. The landlord may find another tenant and still hold you responsible for money owed on the rest of the lease. The landlord may also leave the unit empty and keep collecting rent. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
RenterLaw editorial Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (revised 8-29-24) Handbook p. 12✓ Sources checked October 3, 2026
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