Georgia Lockouts, Utility Shutoffs & Retaliation
Georgia rules on lockouts, utility shutoffs & retaliation for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: Self-help eviction is illegal in Georgia. Georgia's official handbook says a landlord cannot remove a tenant or block the tenant's access to the unit without first going through the court eviction (dispossessory) process, even if the tenant broke the lease. Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 17; O.C.G.A. § 44-7-24(c)(2), (e)
The rules in Georgia
| Lockouts and illegal eviction | Self-help eviction is illegal in Georgia. Georgia's official handbook says a landlord cannot remove a tenant or block the tenant's access to the unit without first going through the court eviction (dispossessory) process, even if the tenant broke the lease. Depriving a tenant of use of the premises within 3 months after a protected tenant action can also support a retaliation claim, which carries a civil penalty of one month's rent plus $500. No Georgia statute setting specific damages for a lockout was verified. |
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| Landlord shutting off utilities | A landlord may not knowingly and willfully cut off a tenant's utilities before the final outcome of an eviction (dispossessory) case the landlord has filed against that tenant. On conviction, the landlord can be fined up to $500. Georgia's official handbook adds that during an eviction case the tenant may stay in the home with active utilities until the court decides. Read on codes.findlaw.com (a public copy of the official code); check against the official code. The copy is marked current as of March 28, 2024. That copy defines utilities as heat, light and water service; check the official code for any later change to the definition. |
| Landlord retaliation | 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 |
Related questions
Georgia vs. neighboring states
| State | Lockouts and illegal eviction | Landlord shutting off utilities | Landlord retaliation |
|---|---|---|---|
| Georgia | Self-help eviction is illegal in Georgia. Georgia's official handbook says a landlord cannot remove a tenant or block the tenant's access to the unit without first going through the court eviction (dispossessory) process, even if the tenant broke the lease. Depriving a tenant of use of the premises within 3 months after a protected tenant action can also support a retaliation claim, which carries a civil penalty of one month's rent plus $500. Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 17; O.C.G.A. § 44-7-24(c)(2), (e) | A landlord may not knowingly and willfully cut off a tenant's utilities before the final outcome of an eviction (dispossessory) case the landlord has filed against that tenant. On conviction, the landlord can be fined up to $500. Georgia's official handbook adds that during an eviction case the tenant may stay in the home with active utilities until the court decides. O.C.G.A. § 44-7-14.1; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 17 | 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 |
| Alabama | Self-help eviction is not allowed: a landlord may not recover or take possession of the home by action or otherwise except after abandonment, surrender, or as the landlord-tenant act permits. If a landlord unlawfully removes or locks out the tenant, the tenant may recover possession or end the lease and, either way, recover the greater of up to three months' periodic rent or actual damages, plus reasonable attorney's fees. If the lease ends this way, the landlord must return the recoverable deposit and unearned prepaid rent. Ala. Code §§ 35-9A-427, 35-9A-407 | A landlord may not take back a rental by cutting off heat, running water, hot water, electricity, gas or another essential service. If the landlord willfully interrupts these services, the tenant may recover possession or end the lease, and in either case recover the greater of up to three months' periodic rent or actual damages, plus reasonable attorney's fees; the landlord must return the recoverable deposit and unearned prepaid rent if the lease ends. Separately, if the landlord willfully or negligently fails to promptly restore an essential service after notice, the tenant may end the lease with at least 14 days' written notice or recover damages for the reduced rental value. Ala. Code §§ 35-9A-427, 35-9A-407, 35-9A-404 | A landlord may not retaliate by raising rent, decreasing services, or bringing or threatening an action for possession because the tenant (1) complained to a government code-enforcement agency about a health or safety violation, (2) complained to the landlord about a § 35-9A-204 maintenance violation, or (3) organized or joined a tenants' union. Remedies are those in § 35-9A-407 plus a defense to eviction. Ala. Code § 35-9A-501 |
| Florida | Self-help eviction is banned. A landlord may not keep a tenant out by changing the locks or using a bootlock, may not remove outside doors, locks, roof, walls or windows (except for maintenance or repair), and may not remove the tenant's belongings unless the tenant surrendered or abandoned the unit, the last remaining tenant died as described in § 83.59(3)(d), or there was a lawful eviction. The tenant can recover actual and consequential damages or 3 months' rent, whichever is greater, plus costs and attorney's fees. Fla. Stat. §§ 83.67(2), (5), (6); 83.59(3) | A landlord may not directly or indirectly cut off or interrupt any utility service, including water, heat, light, electricity, gas, elevator, garbage collection or refrigeration, even if the landlord controls or pays for it. A tenant can recover actual and consequential damages or 3 months' rent, whichever is greater, plus costs and attorney's fees. Repeated violations at different times can bring separate awards. Fla. Stat. § 83.67(1), (6) | Landlord may not discriminatorily raise rent, reduce services, or sue/threaten to sue for possession primarily because the tenant in good faith complained to a government agency about code violations, organized or joined a tenant organization, complained to the landlord under § 83.56(1), exercised servicemember termination rights, paid an association after demand, or exercised fair housing rights. No statutory presumption period. Not a defense if the eviction is for good cause such as nonpayment or lease violations. Fla. Stat. § 83.64 |
| North Carolina | Self-help eviction is banned. A residential tenant may be removed only through the court's summary ejectment procedure (Article 3) or Article 7. If a landlord removes or tries to remove a tenant any other way, the tenant may recover possession or end the lease and recover actual damages (as in a trespass or conversion case), but not punitive, treble, or emotional-distress damages. If the landlord seizes or blocks access to the tenant's belongings outside the statutory procedures, the tenant may recover the property or its value plus actual damages. N.C. Gen. Stat. §§ 42-25.6, 42-25.9 | North Carolina's landlord-tenant statutes do not mention utility shutoffs by name. What they do say: a residential tenant may be evicted, dispossessed, or 'otherwise constructively or actually removed' from the home only through the court procedures in Chapter 42, and a landlord who removes or tries to remove a tenant contrary to that rule is liable for the tenant's actual damages; the tenant may recover possession or end the lease, but punitive, treble and emotional-distress damages are not available. N.C. Gen. Stat. §§ 42-25.6, 42-25.9(a) | Protected acts: good-faith repair requests/complaints to the landlord, complaints to a government agency about health/safety/housing code violations, a government agency's formal complaint, good-faith efforts to enforce lease or legal rights, and tenant-organizing. Tenant may raise retaliation as a defense if the eviction is substantially in response to a protected act within 12 months before filing; if proven, the court denies ejectment. N.C. Gen. Stat. §§ 42-37.1, 42-37.2 |
| South Carolina | A landlord may not recover or take possession of the unit except after abandonment, surrender or termination, or through the process the Act allows. If a landlord unlawfully removes or excludes a tenant, the tenant may recover possession or end the lease and, either way, recover the greater of three months' periodic rent or twice actual damages, plus reasonable attorney's fees. If the lease ends, the landlord must return the recoverable security deposit. S.C. Code §§ 27-40-760, 27-40-660 | A landlord may not take possession by willfully cutting off essential services, except after abandonment, surrender or termination, or as the Residential Landlord and Tenant Act allows. If a landlord willfully diminishes essential services, the tenant may recover possession or end the lease and, either way, recover the greater of three months' rent or twice actual damages, plus reasonable attorney's fees; if the lease ends, the landlord must return the recoverable deposit. S.C. Code §§ 27-40-760, 27-40-660 | Landlord may not increase rent above fair-market value, decrease essential services, or bring a possession action because the tenant complained to a code-enforcement agency about a material health/safety violation or complained to the landlord about a violation of the Act. Retaliation is a defense to eviction, but the tenant must notify the landlord in writing within 10 days after service of the Rule to Vacate or Show Cause that the tenant intends to raise it. A retaliating landlord is liable for up to 3 months' rent or treble actual damages, whichever is greater, plus attorney's fees. S.C. Code § 27-40-910 |
| Tennessee | If a landlord unlawfully removes or shuts out a tenant (a 'self-help' eviction), the tenant may get back possession or end the lease. In either case the tenant may recover actual damages, punitive damages where appropriate, and a reasonable attorney's fee. If the lease ends, the landlord must refund all prepaid rent and security deposits. Tenn. Code Ann. § 66-28-504 | No. A landlord may not take back a unit by deliberately cutting off, or causing the cutoff of, electricity, gas or another essential service, unless the tenant has abandoned or surrendered the unit. If the landlord willfully cuts off essential services the lease requires, the tenant may get back possession or end the lease, and in either case may recover actual damages, punitive damages where appropriate, and reasonable attorney's fees. If the lease ends, the landlord must return all prepaid rent and security deposits. Tenn. Code Ann. §§ 66-28-504, 66-28-517(d) | URLTA counties: a landlord may not retaliate by raising rent, cutting services, or bringing or threatening an eviction because the tenant complained to the landlord of a violation under 66-28-301 or used remedies under the URLTA. Exceptions: the landlord may still seek possession if the tenant's household caused the code violation, the tenant is behind on rent, or code compliance requires work that would effectively deprive the tenant of the unit. The statute sets no time-based presumption of retaliation. T.C.A. 66-28-514 |
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Georgia Lockouts, Utility Shutoffs & Retaliation FAQ
Can a landlord change the locks without a court order in Georgia?
Self-help eviction is illegal in Georgia. Georgia's official handbook says a landlord cannot remove a tenant or block the tenant's access to the unit without first going through the court eviction (dispossessory) process, even if the tenant broke the lease. Depriving a tenant of use of the premises within 3 months after a protected tenant action can also support a retaliation claim, which carries a civil penalty of one month's rent plus $500. (Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 17; O.C.G.A. § 44-7-24(c)(2), (e))
Can a landlord shut off utilities in Georgia?
A landlord may not knowingly and willfully cut off a tenant's utilities before the final outcome of an eviction (dispossessory) case the landlord has filed against that tenant. On conviction, the landlord can be fined up to $500. Georgia's official handbook adds that during an eviction case the tenant may stay in the home with active utilities until the court decides. (O.C.G.A. § 44-7-14.1; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 17)
Can a landlord retaliate against a tenant for complaining in Georgia?
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)
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.