Security Deposit Not Returned in Georgia: What Can I Do?
This page covers getting your security deposit back in Georgia. It explains the deadline, what a landlord may keep, and the move-out list. It also covers what you can do in court if your landlord keeps your deposit.
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A Georgia landlord must return your security deposit within 30 days. The 30 days start on the later of two dates: the day your lease ends or the day you leave the home. This applies to all landlords, no matter how many units they own.
✓ Sources checked October 3, 2026
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If your landlord keeps part of your deposit for damage, the landlord must send you a notice within 30 days. The notice must name the damage and its estimated dollar amount. It must also include a refund of the rest of the deposit, if any is left.
✓ Sources checked October 3, 2026
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A Georgia landlord cannot keep your deposit for normal wear and tear. Normal wear and tear means the small damage that builds up over time when you or your guests use the home in the ordinary way.
✓ Sources checked October 3, 2026
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A Georgia landlord may keep part of your deposit for damage that you, your household, pets or guests cause. This includes damage done on purpose, by accident or by carelessness. The landlord may also keep it for unpaid rent or late charges. Other reasons are unpaid pet fees and unpaid utilities (water, electric, gas) that were yours under the lease. Another is damage to the landlord caused by ending the lease early.
✓ Sources checked October 3, 2026
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In Georgia, a charge for damage should be based on the condition of the home when you moved in. Example: a tenant ruins a 10-year-old carpet. The charge should be the value of a 10-year-old carpet, not the cost of a new one. Amounts kept must be reasonable.
✓ Sources checked October 3, 2026
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A Georgia landlord must mail your deposit and any list of damage to your last known address. This is true even if that is the home you left. Sometimes the mail comes back and the landlord cannot find you after a reasonable effort. Then the deposit belongs to the landlord 90 days after it was mailed.
✓ Sources checked October 3, 2026
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Some Georgia landlords must inspect the home at move-out or give back the deposit. The rule covers a landlord who owns more than 10 rental units, or who uses a management agent. Units owned by the landlord’s spouse or children count. The landlord must inspect within 3 business days after the lease ends, or a reasonable time after finding out you left. The landlord must list all damage and its estimated dollar value. The landlord must sign the list and give it to you.
✓ Sources checked October 3, 2026
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Your landlord may own more than 10 rental units or use a management agent. Then you may inspect the home within 5 business days after the lease ends. The handbook says you must sign the move-out list or write down the items you disagree with. If you agree with the damage on the list, you cannot contest the landlord keeping the deposit to cover it.
✓ Sources checked October 3, 2026
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Georgia law caps a security deposit at 2 months' rent. The cap applies to residential leases entered into or renewed on or after July 1, 2024. For example, with $1,000 monthly rent, the most a landlord may demand or receive is $2,000.
RenterLaw editorial Georgia General Assembly, HB 404 (2024) as passed O.C.G.A. 44-7-30.1 (HB 404 Section 4)✓ Sources checked October 3, 2026
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In Georgia, you may try to get your deposit back by suing. You can file in the county where the landlord lives. You can also file where the landlord's agent for papers lives. 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. 16, Wrongfully withheld security deposit✓ Sources checked October 3, 2026
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In a Georgia deposit lawsuit, you may sue for interest on money kept without a legal right. You may also sue for attorney fees and the cost of filing. 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. 16, Wrongfully withheld security deposit✓ Sources checked October 3, 2026
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If your landlord refuses to refund your deposit, you may try to get it back by suing in court. The Georgia handbook says you can only get back amounts held for damage that you disagreed with. You must have noted them on the move-out inspection list. 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. 16, Wrongfully withheld security deposit✓ Sources checked October 3, 2026
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A Georgia landlord who owns more than 10 units, or uses a management agent, can owe 3 times the amount kept, plus attorney fees. The landlord does not owe this if the landlord made a mistake despite efforts to avoid one. Example: 3 times $500 kept is $1,500. 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. 16, Wrongfully withheld security deposit✓ Sources checked October 3, 2026
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