Squatters' Rights in Georgia
Georgia rules on squatters & abandoned property for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short 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… 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)
The rules in Georgia
| Squatters / unauthorized occupants | 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. Verified from the enrolled HB 1017 text (AS PASSED HOUSE AND SENATE) on the Governor's signed-legislation page; effective on the Governor's approval (April 2024). SB 153 (2025 Code revision, effective July 1, 2025) made only wording changes to § 16-7-21.1 and §§ 44-11-30 to 44-11-33. Later bills to revise the squatting law (SB 184, 'Georgia Anti-Squatting Act of 2025'; HB 61, passed by the Senate as a substitute in 2026) were not enacted: neither appears in the Legislative Counsel's summaries of general statutes enacted in 2025 or 2026. The DCA Handbook (rev. 8-29-24), p. 3, summarizes the affidavit procedure. |
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| Belongings left behind | 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. Official code not freely readable online; text verified on a public code mirror (code year 2024, current as of March 28, 2024). SB 153 (2025 Code revision) changed only wording in § 44-7-55(e) (writ execution by off-duty officers), not subsection (c) (https://gov.georgia.gov/document/2025-signed-legislation/sb-153/download). DCA Landlord-Tenant Handbook (rev. 8-29-24), p. 19, adds that the landlord must use reasonable care in removal and may be sued if it moves the property elsewhere or keeps it in the unit (https://dca.georgia.gov/document/manuals/georgia-landlord-tenant-handbook-english/download). Source: O.C.G.A. § 44-7-55(c) |
Related questions
Georgia vs. neighboring states
| State | Squatters / unauthorized occupants | Belongings left behind |
|---|---|---|
| Georgia | 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) | 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) |
| Alabama | An owner (or agent) of a dwelling may have an unauthorized occupant removed by law enforcement without an eviction suit. Steps: (1) give the occupant notice at the dwelling (hand delivery or posting on the front door/entrance) that they have no right to the dwelling and must vacate immediately, including the street address of the law enforcement agency; (2) submit a sworn affidavit in the statutory form to law enforcement in the county, attaching the notice with date/time of delivery and ID or proof of agency. The affidavit must state the occupant is not a tenant, holdover tenant, or immediate family member and that no litigation is pending. After verifying ownership and at least 24 hours after receiving the affidavit, law enforcement serves a notice to immediately vacate and may arrest for trespass, burglary, theft, or outstanding warrants. The agency may charge up to $50. A knowingly false affidavit can be prosecuted as false reporting (§ 13A-10-9); a wrongfully removed person may recover possession, actual damages, punitive damages of triple the fair market rent, costs and attorney fees. Squatters are excluded from Chapters 9 and 9A, so no eviction action is required. Renting or listing property without authority is a Class D felony (Class C if money was received or the owner is 70 or older). Ala. Code §§ 35-9B-1 to 35-9B-9 (Act 2024-237); §§ 13A-9-22, 13A-9-23 (Act 2026-536) | If a tenant leaves property in the unit more than 14 days after the tenancy is terminated under the Act, the landlord has no duty to store or protect it and may dispose of it without obligation. No notice, storage or sale procedure is set out. A unit is also considered abandoned if electric service has been off for seven consecutive days. Ala. Code § 35-9A-423(d)-(e) |
| Florida | Sheriff removal without a lawsuit. An owner (or authorized agent) of residential property may give the county sheriff a verified 'Complaint to Remove Persons Unlawfully Occupying Residential Real Property' (statutory form, signed under penalty of perjury, with ID or proof of agency) if: the occupants entered unlawfully and are living there; the property was not open to the public; the owner told them to leave; they are not current or former tenants under any owner-authorized lease; they are not immediate family; and no related litigation is pending. After verifying ownership, the sheriff serves a notice to immediately vacate (hand delivery or posting on the front door), puts the owner in possession, and may arrest for trespass or other crimes. Sheriff charges the writ-of-possession service fee, plus an hourly stand-by fee if requested. A person wrongfully removed may sue for restoration of possession, actual damages, triple the fair market rent, costs and attorney's fees. Fla. Stat. § 82.036 | After the sheriff executes a writ of possession, the landlord may remove the tenant's belongings to or near the property line, with no liability for loss. For property left after the tenant vacates (by surrender, abandonment or otherwise) the landlord may follow the Disposition of Personal Property Landlord and Tenant Act: written notice describing the property, where to claim it, that storage costs may be charged, and a claim deadline at least 10 days after personal delivery or 15 days after mailing (first-class mail to last known address). Unclaimed property must be sold at public sale after 2 weekly newspaper ads, unless the landlord reasonably believes it is worth under $500, in which case it may be kept or disposed of; surplus proceeds go to the county. A lease (or separate written agreement) with the statutory capitalized legend can relieve the landlord of these storage/disposal duties upon surrender, abandonment, or death of the last tenant. Fla. Stat. §§ 83.62(2), 83.67(5), 715.104, 715.109 |
| North Carolina | Expedited court removal, effective December 1, 2025. The owner or an authorized representative files a complaint with the clerk (or a magistrate if the clerk's office is closed) in the county where the property is located; it may be addressed to 'John (and/or Jane) Doe and all Occupants'. The complaint must allege that: the occupant entered after the owner acquired the property; the property was not open to the public; the owner told the occupant to leave; the occupant is not a tenant or owner; there is no valid rental agreement or contract for deed; no rent was ever demanded or paid; and no related litigation is pending. The sheriff serves the papers personally or by posting on the front door within 24 hours. A magistrate holds a hearing within 48 hours after service. If the owner wins, the order gives possession and requires the occupant to leave within no more than 4 hours after service of the order. An occupant who appeals must post a bond of at least $10,000. Failing to leave as ordered is criminal trespass, and the owner may move leftover belongings to or near the property line. A person wrongfully removed may sue for possession and actual damages. N.C. Gen. Stat. §§ 14-159.50 to 14-159.56 (S.L. 2025-88, S.B. 55) | After eviction: once the landlord is put in possession by a writ, the landlord must hold the property for 7 days, may move it for storage but may not discard or sell it during that period, and must release it on the tenant's request. After 7 days the landlord may dispose of it or sell it. A sale requires written notice to the tenant by first-class mail at least 7 days before the sale, giving the date, time, and place and stating that any surplus goes to the tenant on request and then to the county. If the property is worth less than $500 in total, it is deemed abandoned 5 days after the writ is executed. For property worth $750 or less that is abandoned or left at an eviction, the landlord may instead give it to a nonprofit that stores it for 30 days and releases it free to the tenant. This option requires posting a notice at the unit and the rent office (30 days) and mailing it to the tenant. Abandonment is presumed 10+ days after the landlord posts a notice of suspected abandonment inside and outside the unit with no response. N.C. Gen. Stat. § 42-25.9(d)-(h); § 42-36.2 |
| South Carolina | Since June 30, 2026, a property owner (or representative) may file a verified petition with the clerk of court or chief magistrate to remove 'unlawful occupants' (people with no permission, no legal right to occupy and no tenant protections). The petition must allege, among other things, that the property was not open to the public, the occupants are not tenants/former tenants or immediate family, the owner told them to leave, and there is no pending litigation. For good cause the court must immediately issue an ex parte removal order, with a hearing within 24 hours; the sheriff or constable enforces it and may arrest for trespass. The officer may stand by while the owner changes locks and moves the occupants' belongings to the property line. Violating the ex parte order is a felony (up to 3 years / $3,000). A person wrongfully removed may sue for restored possession, actual damages and $1,000 statutory damages. S.C. Code 27-37-200 to 27-37-350 (2026 Act No. 252, H.3387) | If the unit is abandoned or the lease has ended and the tenant removed a substantial portion of belongings or permanently shut off utilities, and the property left behind is worth $500 or less, the landlord may enter (by force if needed) and dispose of it; otherwise the landlord may remove property only through the ejectment process (27-37-10 to -150). Belongings put on a public street after an eviction are removed by municipal/county officials after 48 hours (excluding weekends and holidays), or by the landlord as trash where no public collection exists; the eviction notice must tell the tenant this. No statutory storage period or sale procedure. Abandonment is presumed after 15 days' unexplained absence following rent default (immediately if the tenant shut off utilities). S.C. Code 27-40-730; 27-40-710(D) |
| Tennessee | Since July 1, 2024, an owner or authorized agent may ask the county sheriff to immediately remove an unlawful occupant of a residential dwelling, without a court case, by submitting a verified 'Complaint to Remove Persons Unlawfully Occupying Residential Real Property' (statutory form). Conditions: the property includes a residential dwelling; an unauthorized person entered and remains; the property was not open to the public at entry; the owner told the person to leave; the person is not a current or former tenant under a written or oral rental agreement authorized by the owner and is not an immediate family member (spouse, parent, sibling, child); and no litigation is pending between owner and occupant about the property. The sheriff verifies ownership, serves a notice to immediately vacate (hand delivery or posting on the front door), puts the owner in possession, may arrest for trespass or warrants, and may stand by (hourly fee) while locks are changed and belongings moved to the property line. A wrongfully removed person may sue (expedited hearing) for possession, actual damages, statutory damages of triple the fair market rent, costs and attorney fees. T.C.A. § 29-18-135 (added by 2024 Pub. Ch. 1009, SB 795 / HB 1259) | URLTA counties: 30+ days' unexplained absence without paying rent is prima facie abandonment, and the landlord may re-enter. Alternatively, rent 15 days late plus other signs of permanent move-out (e.g., removal of substantially all belongings or tenant shutting off utilities) is prima facie abandonment, but the landlord must first post a notice at the unit and mail it by regular mail to the unit address stating: the landlord believes the unit is abandoned; will re-enter unless the tenant makes contact within 10 days; will then remove belongings and re-rent; and will dispose of belongings not reclaimed within 30 days - with a phone number and mailing address. If the tenant responds and wants to stay, the landlord must go to court. In either case the landlord must remove and store the belongings for at least 30 days; unclaimed property may then be sold or disposed of, with proceeds applied to rent, damages, storage, sale costs and attorney fees, and any balance held 6 months. T.C.A. 66-28-405 |
City rules that may add to state law
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Squatters' Rights in Georgia FAQ
How do you remove a squatter in Georgia?
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))
What can a landlord do with a tenant's abandoned property in Georgia?
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))
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.