Question 1

How much can a landlord charge for a security deposit in Georgia?

Accepted Answer

2 months' rent. No landlord may demand or receive a security deposit that exceeds the equivalent of two months' rent. (O.C.G.A. § 44-7-30.1 (added by HB 404, 2024 Safe at Home Act, Act 392))

Question 2

How long does a landlord have to return a security deposit in Georgia?

Accepted Answer

Within 30 days after the landlord obtains possession of the unit. The landlord complies by mailing the statement and any refund by first-class mail to the tenant's last known address. If the mailed refund is returned undeliverable and the tenant cannot be located after reasonable effort, it becomes the landlord's property 90 days after mailing.
O.C.G.A. § 44-7-34(a)

Question 3

Does a landlord have to pay interest on a security deposit in Georgia?

Accepted Answer

No statutory requirement to pay interest on security deposits identified. Deposits must be held in an escrow account used only for that purpose at a state- or federally regulated bank or lending institution (or covered by a surety bond under § 44-7-32), and the tenant must be told in writing where the escrow account is located. (O.C.G.A. § 44-7-31)

Question 4

Does a landlord in Georgia have to give an itemized list of deposit deductions?

Accepted Answer

If any amount is kept, the landlord must give a written statement of the specific reasons within 30 days, with the itemized damage list if damage is claimed, and the balance due. No deduction for normal wear and tear. Landlords with more than 10 units or a fee-paid management agent must also give a move-in damage list and do a move-out inspection within 3 business days, giving the tenant a signed damage list; the tenant may inspect within 5 business days and sign or note disagreements. (O.C.G.A. §§ 44-7-33, 44-7-34)

Question 5

What happens if a landlord in Georgia wrongfully keeps a security deposit?

Accepted Answer

Landlord who fails to return any part of a deposit required to be returned is liable for 3 times the amount improperly withheld plus reasonable attorney's fees, unless the landlord shows by a preponderance of the evidence that the withholding was unintentional and a bona fide error despite procedures reasonably adapted to avoid it (then only the amount withheld). Failing to keep the escrow/bond or provide the required damage lists forfeits the right to withhold any part of the deposit. These penalties do not apply to owners of 10 or fewer units without a fee-paid manager, who can still be sued for the amount, interest while withheld, attorney's fees, and filing costs. (O.C.G.A. §§ 44-7-35, 44-7-36; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), pp. 15-16)

Question 6

How much notice does a landlord have to give before evicting for unpaid rent in Georgia?

Accepted Answer

Before filing a dispossessory affidavit for unpaid rent, late fees, utilities, or other charges, the landlord must give the tenant a notice to vacate or pay all past-due amounts within three business days. The notice must be posted in a sealed envelope conspicuously on the door of the property AND delivered by any additional method(s) agreed upon in the rental agreement.
O.C.G.A. § 44-7-50(c), (d) (as amended by HB 404, 2024 Safe at Home Act, Act 392)

Question 7

How much notice is required to evict for a lease violation in Georgia?

Accepted Answer

No statutory cure period. Landlord must demand possession before filing for eviction, and lease notice terms must be followed. For leases entered into or renewed on or after July 1, 2024, the demand for possession must be posted in a sealed envelope conspicuously on the door of the property and also delivered by any additional method agreed in the lease. (O.C.G.A. § 44-7-50(a), (d) (as amended by HB 404, 2024))

Question 8

How much notice is needed to end a month-to-month lease in Georgia?

Accepted Answer

Tenancy at will (no written lease, or expired lease with landlord allowing the tenant to stay): landlord must give 60 days' notice; tenant must give 30 days' notice. Rent changes for a tenancy at will also require 60 days' notice (Handbook). (O.C.G.A. § 44-7-7; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), pp. 13, 15)

Question 9

Can a landlord enter without notice in Georgia?

Accepted Answer

No statute. Entry is governed by the lease; if the lease gives no right of entry, the tenant may refuse except in an emergency. (Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 12)

Question 10

Is there a limit on late fees in Georgia?

Accepted Answer

No statutory cap or grace period identified. Georgia statutes treat late fees as charges a landlord may collect: they may be demanded in the 3-business-day pay-or-vacate notice and deducted from the security deposit. (O.C.G.A. § 44-7-50(c) (as amended by HB 404, 2024); O.C.G.A. § 44-7-34(a))

Question 11

Can a tenant repair and deduct from rent in Georgia?

Accepted Answer

No repair-and-deduct statute identified. The DCA Handbook describes the practice: notify the landlord in writing before repairing, use a qualified professional at reasonable cost, keep estimates and receipts, and deduct from the next rent; not for common areas, and the landlord may dispute necessity or cost. (Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 11)

Question 12

Can a tenant withhold rent for repairs in Georgia?

Accepted Answer

Not permitted as a general remedy; tenants generally must keep paying rent even if repairs are not made, or the landlord can begin eviction. (Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 11)

Question 13

Can a landlord retaliate against a tenant for complaining in Georgia?

Accepted Answer

Landlord may not retaliate because a tenant, in good faith, asserted a lease or legal right, asked for repairs or used a remedy under the landlord-tenant chapter, complained to a housing or code enforcement agency or a utility about a condition the landlord must fix, or formed or joined a tenant organization about habitability. A tenant makes a prima facie case of retaliation if, within 3 months after the protected act, the landlord files for eviction (with exceptions), deprives the tenant of use of the premises, reduces services, raises rent, terminates the lease, or materially interferes with the tenant's lease rights. Retaliation is a defense to eviction. Remedy: a civil penalty of one month's rent plus $500, court costs, reasonable attorney's fees if the conduct was willful, wanton or malicious, and declaratory relief, minus any rent or other sums the tenant owes. (O.C.G.A. § 44-7-24)

Question 14

Is there rent control or a limit on rent increases in Georgia?

Accepted Answer

Local rent control is preempted. No county or city may enact, maintain, or enforce any ordinance or resolution regulating the rent charged for privately owned single-family or multi-unit residential rental property. Exceptions: property the local government (or its authority) owns, and voluntary agreements with private persons that regulate rent. No statewide rent cap. (O.C.G.A. § 44-7-19)

Question 15

Can a landlord change the locks or shut off utilities in Georgia?

Accepted Answer

Self-help eviction is illegal: landlord cannot remove a tenant or block access without the court dispossessory process. A landlord may not knowingly and willfully suspend a tenant's utility service before the final disposition of a dispossessory case the landlord has filed against that tenant; 'utilities' means cooling, heat, light, and water service. Violation is a crime punishable by a fine of up to $500. (O.C.G.A. § 44-7-14.1 (definition amended by HB 404, 2024); Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), pp. 7, 12, 17)

Question 16

What is the small claims court limit in Georgia for a deposit dispute?

Accepted Answer

$15,000 (Magistrate Court civil claims). Dispossessory (eviction) cases are heard in Magistrate Court regardless of amount. (O.C.G.A. § 15-10-2(a)(5), (a)(6))

Question 17

How do you remove a squatter in Georgia?

Accepted Answer

Two tracks, both without a regular eviction. (1) Intruder affidavit: the owner (or agent/attorney) swears an affidavit that they claim possession in good faith and the named occupant does not, and gives it to the sheriff, deputy, constable, marshal or other POST-certified officer, who shows it to the occupant and removes them once 3 days have passed, unless the occupant tenders a counteraffidavit claiming a good-faith legal right to possession. A counteraffidavit sends the matter to a nonjury magistrate court trial; if the occupant's claim is not meritorious, removal follows by writ of possession, and the court may award fair-market rent for the occupancy. (2) Criminal 'unlawful squatting' (entering and residing on another's property without the owner's knowledge or consent): the person is cited and has 3 business days to present documentation (e.g., a lease or rent receipts) to the law enforcement agency or face arrest; if documents are produced, a hearing is held within 7 days, and fake or non-meritorious documents lead to removal, arrest and a fine based on fair-market monthly rent. Misdemeanor. (O.C.G.A. §§ 16-7-21.1; 44-11-30 to 44-11-33; 15-10-2(a)(18)-(19) (HB 1017, 2024 Georgia Squatter Reform Act))

Question 18

What can a landlord do with a tenant's abandoned property in Georgia?

Accepted Answer

A writ of possession authorizes removing the tenant and the tenant's belongings; the property may be placed on the landlord's land or other property designated with the executing officer's approval (e.g., sidewalk or street). The landlord is not a bailee and owes the tenant no duty for the property, which is treated as abandoned once the writ is executed. No statutory storage period or sale notice for evicted tenants' belongings. (O.C.G.A. § 44-7-55(c))

Question 19

Can a domestic violence survivor break a lease in Georgia?

Accepted Answer

A tenant may end a residential lease when a civil family violence order, civil stalking order, criminal family violence order, or criminal stalking order has been issued protecting the tenant or the tenant's minor child (also available to a protected joint occupant). Give the landlord written notice with a copy of the order (plus a police report if the order is an ex parte temporary protective order); termination takes effect 30 days after notice. Tenant owes prorated rent to the effective date plus amounts already past due, but no other fees, rent or damages for the early termination; no damages if terminated 14+ days before move-in. Cannot be waived. (O.C.G.A. § 44-7-23)

Question 20

When can a tenant break a lease without penalty in Georgia?

Accepted Answer

Service members (active duty in the regular or reserve armed forces, Coast Guard, or Georgia National Guard on federal orders of 90+ days) may end a lease on written notice effective at least 30 days after the landlord receives it, with a copy of orders or a commanding officer's verification, for: permanent change of station 35+ miles away; release from active/state active duty when the rental is 35+ miles from the home of record; orders to, or eligibility for, government quarters (if staying would forfeit housing allowance); temporary duty or state active-duty orders over 60 days to 35+ miles away; or changed orders before move-in. Prorated rent only; nothing if 14+ days before occupancy. If the service member dies on active duty, an adult immediate family member may terminate with a death certificate. Cannot be waived. No state statute for medical, senior, or tenant-death termination was located. (O.C.G.A. § 44-7-22)

Question 21

Can an eviction record be sealed or removed in Georgia?

Accepted Answer

No statute in effect yet. Beginning January 1, 2027, a court may, on motion and after a hearing, order all court records of a dispossessory (eviction) case made unavailable to the public if the tenant won the case, the tenant paid the judgment in full with interest and costs, or seven years have passed since a dismissal or judgment (with any judgment paid in full). The landlord may still pursue amounts owed in a separate action or through collections. (O.C.G.A. § 44-7-50(e) (added by SB 406, 2026, Act 715, § 8; effective January 1, 2027))

Question 22

Can a landlord refuse Section 8 vouchers in Georgia?

Accepted Answer

No statewide protection. Georgia's fair housing protected classes are race, color, religion, sex, national origin, familial status and disability; source of income (including vouchers) is not among them. (Georgia Fair Housing Act, O.C.G.A. § 8-3-200 et seq. (as summarized in DCA Landlord-Tenant Handbook, rev. 8-29-24, p. 4))

Question 23

What does a Georgia notice to pay rent or quit have to include?

Accepted Answer

Before filing a dispossessory affidavit for unpaid rent, late fees, utilities, or other charges, the landlord must give the tenant a notice to vacate or pay all past-due amounts within three business days. The notice must be posted in a sealed envelope conspicuously on the door of the property AND delivered by any additional method(s) agreed upon in the rental agreement.
O.C.G.A. § 44-7-50(c), (d) (as amended by HB 404, 2024 Safe at Home Act, Act 392)

Question 24

What does a Georgia notice to end a month-to-month tenancy have to include?

Accepted Answer

Ending a tenancy at will requires 60 days' notice from the landlord or 30 days' notice from the tenant; the statute prescribes no wording. Before filing for possession, the landlord's demand for possession must be posted in a sealed envelope conspicuously on the door and delivered by any additional method agreed in the lease. (O.C.G.A. §§ 44-7-7; 44-7-50(a), (d) (as amended by HB 404, 2024))

Question 25

What must a Georgia security deposit itemization include?

Accepted Answer

Within 30 days after the landlord obtains possession of the unit. The landlord complies by mailing the statement and any refund by first-class mail to the tenant's last known address. If the mailed refund is returned undeliverable and the tenant cannot be located after reasonable effort, it becomes the landlord's property 90 days after mailing.
O.C.G.A. § 44-7-34(a)

Question 26

How long does a landlord have to sue for unpaid rent in Georgia?

Accepted Answer

6 years after the debt becomes due and payable for an action on a simple written contract, such as a written lease. 4 years for breach of a contract not signed by the party being sued (e.g., an oral lease), on an open account, or on an implied promise. (O.C.G.A. §§ 9-3-24, 9-3-25)

Question 27

Can a landlord accept rent during an eviction in Georgia?

Accepted Answer

No statute on whether accepting rent after a notice waives the eviction — this is left to Georgia case law. The statute instead gives residential tenants a 'tender' defense: within 7 days after being served with a dispossessory summons for nonpayment, the tenant may pay all rent claimed plus the cost of the dispossessory warrant, and that is a complete defense. A landlord must accept this tender only once in any 12-month period. If the landlord wrongly refused the tender, the court orders payment within 3 days or a writ issues. (O.C.G.A. § 44-7-52)

Question 28

Can you be evicted in the winter in Georgia?

Accepted Answer

No statute — Georgia's landlord-tenant law (O.C.G.A. Title 44, ch. 7) has no cold-weather or winter limit on evictions. (O.C.G.A. Title 44, Chapter 7)

Question 29

Can a landlord give notice by text or email in Georgia?

Accepted Answer

For leases signed or renewed on or after July 1, 2024, the demand for possession and the new 3-business-day notice to vacate or pay must be posted in a sealed envelope conspicuously on the door of the property, AND delivered by any additional method(s) agreed to in the rental agreement (e.g., mail or e-mail, if the lease provides for it). After the landlord files, the court summons must be served personally by the sheriff or constable. If that fails, it may be left with a resident of legal age. If no one is found, it may be posted on the door and mailed first-class the same day. With posting-and-mail service, the court can award possession by default but not money. (O.C.G.A. § 44-7-50(c)-(d) (as amended by HB 404, 2024 'Safe at Home Act'); § 44-7-51)

Question 30

How much notice is required for a rent increase in Georgia?

Accepted Answer

No statute — Georgia sets no specific advance-notice period for rent increases. A tenancy at will (no fixed term) ends only with 60 days' notice from the landlord (30 days from the tenant), so a landlord changing terms on a periodic or at-will tenancy generally must work within that notice. During a fixed-term lease, the rent is set by the lease. (O.C.G.A. § 44-7-7)

Question 31

Does a landlord have to give a copy of the lease in Georgia?

Accepted Answer

No general statute requires giving the tenant a signed copy of the lease. Required disclosures: (1) at or before the tenancy starts, in writing, the names and addresses of the owner of record (or the person authorized to accept legal papers and notices) and of the property manager, with changes disclosed within 30 days (§ 44-7-3); (2) before signing a written lease, written notice of the property's tendency to flood if flooding damaged the living space at least 3 times in the past 5 years (§ 44-7-20). (O.C.G.A. §§ 44-7-3, 44-7-20)

Question 32

Does a landlord have to fix mold in Georgia?

Accepted Answer

No statute — Georgia has no mold-specific landlord-tenant law (no mold disclosure or remediation standard). Mold is addressed under the landlord's general duty to keep the premises in repair and, since July 1, 2024, the implied term in every residential lease that the premises are fit for human habitation. (O.C.G.A. § 44-7-13(a), (b) (as amended by HB 404, 2024))

Question 33

Who pays for pest control and bed bugs in Georgia?

Accepted Answer

No statute — Georgia law does not specifically assign pest or bed-bug treatment or require a bed-bug disclosure. Pest problems fall under the landlord's general repair duty and the fit-for-habitation requirement; the state handbook advises that leases spell out pest control, including how often it occurs. (O.C.G.A. § 44-7-13; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 10)

Question 34

Does a landlord have to provide heat in Georgia?

Accepted Answer

No statewide statute sets a heat requirement, minimum temperature, or heating season. Under the general repair duty, the state handbook says landlords must keep electric, heating, cooling, and plumbing in working order. (O.C.G.A. § 44-7-13; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 11)

Question 35

Does a landlord have to provide air conditioning in Georgia?

Accepted Answer

No statute requires landlords to provide air conditioning or sets a maximum indoor temperature. Where cooling equipment is provided, the state handbook says the landlord must keep it in working order as part of the repair duty. (O.C.G.A. § 44-7-13; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 11)

Question 36

What can a landlord deduct from a deposit for cleaning or damage in Georgia?

Accepted Answer

A landlord may not keep any part of the deposit for ordinary wear and tear from using the premises as intended, as long as there was no negligence, carelessness, accident, or abuse by the tenant, household members, invitees, or guests. Deductions are allowed for unpaid rent and late fees, abandonment, unpaid utilities, repair or cleaning the tenant contracted for with third parties, unpaid pet fees, and actual damages from the tenant's breach (with mitigation). The state handbook adds that repair charges should reflect the item's condition at move-in (e.g., the value of a ten-year-old carpet, not a new one) and must be reasonable, and that landlords generally are not responsible for carpet cleaning during the tenancy unless the lease says so. (O.C.G.A. § 44-7-34(a); Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), pp. 11, 15)

Question 37

Can a landlord put cameras in or around a rental in Georgia?

Accepted Answer

No landlord-specific statute. Georgia's criminal surveillance law makes it unlawful to use a device to observe, photograph, or record activities in a private place and out of public view without the consent of all persons observed, to secretly record private conversations originating in a private place, or to go onto another's premises to eavesdrop or secretly observe. An owner or occupier may use security devices on the property or its approaches only in areas where there is no reasonable expectation of privacy. (O.C.G.A. § 16-11-62(1)–(3))

Question 38

Can a landlord limit guests or roommates in Georgia?

Accepted Answer

No statute — the lease governs guests, occupancy, and roommates. Whether a person is a tenant or only a guest depends on the agreement and the parties' conduct (e.g., paying rent, primary residence, belongings, length of stay). Leases commonly include house rules on guests. (Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), pp. 3, 9)

Question 39

Can a landlord deny a service or emotional support animal in Georgia?

Accepted Answer

Georgia has no state statute specific to emotional support animals in housing (no state ESA documentation rule or ESA misrepresentation penalty identified). By statute, blind, visually or physically disabled, and deaf persons with a trained guide or service dog are entitled to full and equal access to housing and may not be charged extra for the dog, but are liable for damage it causes. Requests for ESAs and other assistance animals are handled under federal and state fair-housing reasonable-accommodation rules. (O.C.G.A. § 30-4-3; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 4)

Security deposit limit	2 months' rent. No landlord may demand or receive a security deposit that exceeds the equivalent of two months' rent. Verified from the enrolled text of HB 404 (AS PASSED HOUSE AND SENATE) on legis.ga.gov: signed 4/22/2024 as Act 392, effective 7/1/2024; the Act applies to residential leases entered into or renewed on or after July 1, 2024. The small-landlord exemption in § 44-7-36 (per public mirror, current as of 3/28/2024) lists §§ 44-7-31, -32, -33 and -35 and does not list § 44-7-30.1, so the cap appears to apply to all landlords. Also stated in the DCA Landlord-Tenant Handbook (rev. 8-29-24), p. 8. Source: O.C.G.A. § 44-7-30.1 (added by HB 404, 2024 Safe at Home Act, Act 392)
Deposit return deadline	Within 30 days after the landlord obtains possession of the unit. The landlord complies by mailing the statement and any refund by first-class mail to the tenant's last known address. If the mailed refund is returned undeliverable and the tenant cannot be located after reasonable effort, it becomes the landlord's property 90 days after mailing. Official O.C.G.A. is published only via LexisNexis; text verified on a public mirror (code year 2024, current as of March 28, 2024 — older than 2025). Not amended by HB 404 (2024) or by the 2025-2026 bills checked. The DCA Handbook (rev. 8-29-24), p. 15, phrases it as 30 days after the lease ends or the tenant moves out, whichever is later. Applies to all landlords (§ 44-7-34 is not in the § 44-7-36 exemption list). Source: O.C.G.A. § 44-7-34(a)
Itemized deductions	If any amount is kept, the landlord must give a written statement of the specific reasons within 30 days, with the itemized damage list if damage is claimed, and the balance due. No deduction for normal wear and tear. Landlords with more than 10 units or a fee-paid management agent must also give a move-in damage list and do a move-out inspection within 3 business days, giving the tenant a signed damage list; the tenant may inspect within 5 business days and sign or note disagreements. Official code not freely readable online; §§ 44-7-33 and 44-7-34 text verified on a public code mirror (code year 2024, current as of March 28, 2024). The Legislative Counsel's summaries of general statutes enacted in 2025 and 2026 list no amendment to these sections. A tenant who signs the move-out list, or does not dissent item by item in writing, generally cannot later contest those deductions, if the lists told the tenant of the duty to sign or dissent (§ 44-7-33(c)). Source: O.C.G.A. §§ 44-7-33, 44-7-34
Interest on deposits	No statutory requirement to pay interest on security deposits identified. Deposits must be held in an escrow account used only for that purpose at a state- or federally regulated bank or lending institution (or covered by a surety bond under § 44-7-32), and the tenant must be told in writing where the escrow account is located. Official O.C.G.A. is published only via LexisNexis; text verified on a public mirror (code year 2024, current as of March 28, 2024 — older than 2025). § 44-7-31 contains no interest language, and the DCA Handbook (rev. 8-29-24) mentions interest only as a remedy (interest on a wrongfully withheld deposit, p. 16). The Legislative Counsel's summaries of general statutes enacted in 2025 and 2026 show no new deposit-interest law. Source: O.C.G.A. § 44-7-31
Penalty for withholding	Landlord who fails to return any part of a deposit required to be returned is liable for 3 times the amount improperly withheld plus reasonable attorney's fees, unless the landlord shows by a preponderance of the evidence that the withholding was unintentional and a bona fide error despite procedures reasonably adapted to avoid it (then only the amount withheld). Failing to keep the escrow/bond or provide the required damage lists forfeits the right to withhold any part of the deposit. These penalties do not apply to owners of 10 or fewer units without a fee-paid manager, who can still be sued for the amount, interest while withheld, attorney's fees, and filing costs. Official O.C.G.A. is published only via LexisNexis; text verified on a public mirror (code year 2024, current as of March 28, 2024 — older than 2025). Source: O.C.G.A. §§ 44-7-35, 44-7-36; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), pp. 15-16

Notice for unpaid rent	Before filing a dispossessory affidavit for unpaid rent, late fees, utilities, or other charges, the landlord must give the tenant a notice to vacate or pay all past-due amounts within three business days. The notice must be posted in a sealed envelope conspicuously on the door of the property AND delivered by any additional method(s) agreed upon in the rental agreement. Verified from the enrolled HB 404 text; effective 7/1/2024 and applies to residential leases entered into or renewed on or after July 1, 2024. HB 1389 (2026) proposing to extend this to seven days did not pass. After filing, a tenant may tender all rent allegedly owed plus the cost of the dispossessory warrant within 7 days of being served; this is a complete defense, but the landlord must accept it only once in any 12-month period (§ 44-7-52(a); official code not freely readable online; text verified on a public code mirror, code year 2024, current as of March 28, 2024). Source: O.C.G.A. § 44-7-50(c), (d) (as amended by HB 404, 2024 Safe at Home Act, Act 392)
Notice for lease violations	No statutory cure period. Landlord must demand possession before filing for eviction, and lease notice terms must be followed. For leases entered into or renewed on or after July 1, 2024, the demand for possession must be posted in a sealed envelope conspicuously on the door of the property and also delivered by any additional method agreed in the lease. § 44-7-50(d), as amended by HB 404, applies the posting requirement to the demand for possession under subsection (a) as well as to the 3-day notice to vacate or pay. The state DCA Landlord-Tenant Handbook (rev. 8-29-24, p. 17) still says a non-rent demand need not be written; the statute controls. Source: O.C.G.A. § 44-7-50(a), (d) (as amended by HB 404, 2024)
Lockouts & utility shutoffs	Self-help eviction is illegal: landlord cannot remove a tenant or block access without the court dispossessory process. A landlord may not knowingly and willfully suspend a tenant's utility service before the final disposition of a dispossessory case the landlord has filed against that tenant; 'utilities' means cooling, heat, light, and water service. Violation is a crime punishable by a fine of up to $500. Official code not freely readable online; § 44-7-14.1 text verified on a public code mirror (code year 2024, current as of March 28, 2024), which predates HB 404's addition of 'cooling' to the definition (enrolled HB 404: https://gov.georgia.gov/document/2024-signed-legislation/hb-404/download). The lockout rule is from the Handbook; statutory damages for an illegal lockout not verified. Source: O.C.G.A. § 44-7-14.1 (definition amended by HB 404, 2024); Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), pp. 7, 12, 17

Repair and deduct	No repair-and-deduct statute identified. The DCA Handbook describes the practice: notify the landlord in writing before repairing, use a qualified professional at reasonable cost, keep estimates and receipts, and deduct from the next rent; not for common areas, and the landlord may dispute necessity or cost. HB 876 (2025-2026 session), which would have created a statutory repair-and-offset right, stalled at House Second Readers (legis.ga.gov search, checked 2026-10-22). The legal basis of the Handbook's description (case law) was not verified. Source: Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 11
Withholding rent	Not permitted as a general remedy; tenants generally must keep paying rent even if repairs are not made, or the landlord can begin eviction. Since HB 404 (2024), O.C.G.A. § 44-7-13 requires the landlord to keep the premises in repair, and every residential rental agreement, oral or written, is deemed to include a provision that the premises is 'fit for human habitation' (§ 44-7-13(b), verified from enrolled HB 404 text at https://www.legis.ga.gov/legislation/64363). The Act does not create a withholding remedy. Source: Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 11
Retaliation protection	Landlord may not retaliate because a tenant, in good faith, asserted a lease or legal right, asked for repairs or used a remedy under the landlord-tenant chapter, complained to a housing or code enforcement agency or a utility about a condition the landlord must fix, or formed or joined a tenant organization about habitability. A tenant makes a prima facie case of retaliation if, within 3 months after the protected act, the landlord files for eviction (with exceptions), deprives the tenant of use of the premises, reduces services, raises rent, terminates the lease, or materially interferes with the tenant's lease rights. Retaliation is a defense to eviction. Remedy: a civil penalty of one month's rent plus $500, court costs, reasonable attorney's fees if the conduct was willful, wanton or malicious, and declaratory relief, minus any rent or other sums the tenant owes. Official code not freely readable online; text verified on a public code mirror (code year 2024, current as of March 28, 2024). Not retaliation: eviction or termination for rent delinquent when notice was given or suit filed, intentional damage or threats to safety, serious misconduct or criminal acts, or holding over after proper notice; building-wide or lease-clause rent increases for utilities, taxes or insurance. The landlord may also rebut by showing the property passed a code inspection within the prior 12 months. The Legislative Counsel's summaries of general statutes enacted in 2025 and 2026 list no amendment to this section. Source: O.C.G.A. § 44-7-24

Mold	No statute — Georgia has no mold-specific landlord-tenant law (no mold disclosure or remediation standard). Mold is addressed under the landlord's general duty to keep the premises in repair and, since July 1, 2024, the implied term in every residential lease that the premises are fit for human habitation. Section 44-7-13(b) (fit for human habitation) was added by the 2024 Safe at Home Act (HB 404), effective July 1, 2024. Local housing or property-maintenance codes may also apply. Georgia's separate flooding disclosure rule (§ 44-7-20) is not a mold rule. Source: O.C.G.A. § 44-7-13(a), (b) (as amended by HB 404, 2024)
Pests & bed bugs	No statute — Georgia law does not specifically assign pest or bed-bug treatment or require a bed-bug disclosure. Pest problems fall under the landlord's general repair duty and the fit-for-habitation requirement; the state handbook advises that leases spell out pest control, including how often it occurs. Infestations caused by the tenant may be the tenant's responsibility under the lease. Local codes may set extermination duties. Source: O.C.G.A. § 44-7-13; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 10
Heat	No statewide statute sets a heat requirement, minimum temperature, or heating season. Under the general repair duty, the state handbook says landlords must keep electric, heating, cooling, and plumbing in working order. Local housing codes (e.g., in larger cities and counties) may set minimum temperatures. During an eviction case it is illegal for a landlord to knowingly and willfully cut off utilities such as heat (handbook, p. 13). Source: O.C.G.A. § 44-7-13; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 11
Air conditioning	No statute requires landlords to provide air conditioning or sets a maximum indoor temperature. Where cooling equipment is provided, the state handbook says the landlord must keep it in working order as part of the repair duty. Unless the lease says otherwise, a landlord who did not provide an appliance is generally not required to supply one, but must repair items it did provide (handbook, p. 11). Source: O.C.G.A. § 44-7-13; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 11

Cameras & privacy	No landlord-specific statute. Georgia's criminal surveillance law makes it unlawful to use a device to observe, photograph, or record activities in a private place and out of public view without the consent of all persons observed, to secretly record private conversations originating in a private place, or to go onto another's premises to eavesdrop or secretly observe. An owner or occupier may use security devices on the property or its approaches only in areas where there is no reasonable expectation of privacy. Official code not freely readable online; text verified on a public code mirror (code year 2024). Cameras inside a rented home that capture private activity without the occupants' consent risk violating this law; common-area or exterior security cameras are generally allowed. Source: O.C.G.A. § 16-11-62(1)–(3)
Guests & occupants	No statute — the lease governs guests, occupancy, and roommates. Whether a person is a tenant or only a guest depends on the agreement and the parties' conduct (e.g., paying rent, primary residence, belongings, length of stay). Leases commonly include house rules on guests. Occupancy limits come from local codes and federal fair-housing standards. A tenant is responsible for damage caused by guests (§ 44-7-34(a)). Source: Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), pp. 3, 9
Service & support animals (state law)	Georgia has no state statute specific to emotional support animals in housing (no state ESA documentation rule or ESA misrepresentation penalty identified). By statute, blind, visually or physically disabled, and deaf persons with a trained guide or service dog are entitled to full and equal access to housing and may not be charged extra for the dog, but are liable for damage it causes. Requests for ESAs and other assistance animals are handled under federal and state fair-housing reasonable-accommodation rules. Official code not freely readable online; text verified on a public code mirror (code year 2024). The state handbook gives waiving a no-pet policy for a tenant who needs an assistive animal as an example of a reasonable accommodation. Source: O.C.G.A. § 30-4-3; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 4

Georgia Landlord-Tenant Law

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Security Deposits in Georgia

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Repairs & Habitability in Georgia

Rent Increases & Late Fees in Georgia

Breaking a Lease in Georgia

Squatters & Abandoned Property in Georgia

Section 8, Records & Right to Counsel in Georgia

Mold, Pests, Heat & AC in Georgia

Privacy, Guests & Animals in Georgia

How eviction works in Georgia

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Federal law that also applies in Georgia

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State	Security deposit limit	Deposit return deadline	Notice for unpaid rent
Georgia	2 months' rent. No landlord may demand or receive a security deposit that exceeds the equivalent of two months' rent. O.C.G.A. § 44-7-30.1 (added by HB 404, 2024 Safe at Home Act, Act 392)	Within 30 days after the landlord obtains possession of the unit. The landlord complies by mailing the statement and any refund by first-class mail to the tenant's last known address. If the mailed refund is returned undeliverable and the tenant cannot be located after reasonable effort, it becomes the landlord's property 90 days after mailing. O.C.G.A. § 44-7-34(a)	Before filing a dispossessory affidavit for unpaid rent, late fees, utilities, or other charges, the landlord must give the tenant a notice to vacate or pay all past-due amounts within three business days. The notice must be posted in a sealed envelope conspicuously on the door of the property AND delivered by any additional method(s) agreed upon in the rental agreement. O.C.G.A. § 44-7-50(c), (d) (as amended by HB 404, 2024 Safe at Home Act, Act 392)
Alabama	One month's periodic rent. Additional deposits are allowed only for pets, changes to the premises, or increased liability risks to the landlord or premises. Ala. Code § 35-9A-201(a)	Within 60 days after the tenancy ends and the tenant gives up possession. The landlord mails the refund and/or itemized accounting by first-class mail to the forwarding address the tenant gave in writing, or to the last known address or the rental address if none was given. Ala. Code § 35-9A-201(b)-(e)	Written notice to terminate that states the rent and any late fees owed. The rental agreement terminates on a date not less than 7 business days after the tenant receives the notice, unless the tenant pays (cures) within the 7 business days. Ala. Code § 35-9A-421(b)
Florida	No statutory cap on the amount of a security deposit. Fla. Stat. § 83.49	15 days after the lease ends if the landlord makes no claim. If the landlord intends to keep any part, written notice of the claim must be sent within 30 days (certified mail to last known address, or e-mail under § 83.505); tenant then has 15 days to object, and the balance is due within 30 days of the notice. Fla. Stat. § 83.49(3)(a)-(b)	3-day written notice to pay or vacate, excluding Saturdays, Sundays, and court-observed legal holidays, substantially in the statutory form. Fla. Stat. § 83.56(3)
North Carolina	2 weeks' rent (week-to-week tenancy); 1.5 months' rent (month-to-month); 2 months' rent (terms longer than month-to-month) N.C. Gen. Stat. § 42-51(b)	30 days after the tenancy ends and possession is delivered. If the landlord's claim can't be determined in 30 days, an interim accounting is due in 30 days and a final accounting within 60 days. N.C. Gen. Stat. § 42-52	If the lease has no forfeiture (re-entry) clause for nonpayment, the landlord must make a demand for all past-due rent and wait 10 days before the term is forfeited. If the lease has such a clause, the statute requires no pre-filing notice. N.C. Gen. Stat. § 42-3; § 42-26(a)(2)
South Carolina	No statutory cap on the amount of a security deposit. S.C. Code § 27-40-410	30 days after termination of the tenancy and delivery of possession and demand by the tenant. S.C. Code § 27-40-410(a)	If rent is unpaid and not paid within 5 days of the due date, the landlord may terminate after written notice of nonpayment and intent to terminate. If the written lease contains the statutory notice language in bold, conspicuous type, the lease itself serves as the notice. S.C. Code § 27-40-710(B); § 27-37-10(B)
Tennessee	No statutory cap on the amount of a security deposit. T.C.A. 66-28-301	No fixed number of days for returning the deposit. In URLTA counties, if the tenant leaves owing no rent and is due a refund, the landlord must send notice of the refund amount to the tenant's last known or reasonably determinable address. If the tenant does not respond within 60 days of that notice, the landlord may keep the deposit. Move-out inspection: on the move-out day or within 4 calendar days after it. T.C.A. 66-28-301(b)(1)(A), (f)	14 days. URLTA counties: written notice that the lease will end unless the rent is paid within 14 days after the tenant receives the notice. The tenant can cure by paying. Notice may be waived only by a waiver in 12-point or larger bold type in the lease, and the 5-day late-fee grace period still applies. Non-URLTA counties: 14 days' notice for rent that is due and in arrears, upon demand. The lease does not end if the tenant pays before the date in the notice. T.C.A. 66-28-505(a)(2), (b); 66-28-201(c); 66-7-109(a)