Georgia security deposit law: know your rights.
Understand the return, deduction and notice rules in Georgia. Check which conditions apply to your rental, then choose your next step.
Your deposit rights in Georgia
- Return timing
- 30 days after termination of the lease or surrender and acceptance of the premises, whichever occurs last (O.C.G.A. § 44-7-34(a)).
- Accounting for deductions
- If any portion is retained, the landlord must deliver a written statement of exact reasons plus the itemized damage list with estimated dollar values (§§ 44-7-33, 44-7-34); the tenant may inspect within 5 business days of move-out and must sign a statement of dissent for disputed items to preserve objections.
- Deposit interest
- The state deposit statute does not require interest. Check any additional lease or local rule.
Registry review: August 2026. Review dates refer to the cited rules, not an attorney review of your case.
Does this rule apply to your rental?
If your landlord owns 10 or fewer rental units and manages them personally, they are exempt from Georgia's escrow, inspection-list, and triple-damages rules. The 30-day deadline to return your deposit still applies to every landlord, but the triple-damages penalty would not be available against a small self-managing landlord.
Have you confirmed that the deposit protections described below apply to your rental?
If your landlord owns 10 or fewer rental units and manages them personally, they are exempt from Georgia's escrow, inspection-list, and triple-damages rules. The 30-day deadline to return your deposit still applies to every landlord, but the triple-damages penalty would not be available against a small self-managing landlord. If unsure, leave this unanswered; the disputed refund can still be analyzed without assuming these statutory remedies.
The special escrow, inspection-list and enhanced-damages protections have not been confirmed for this landlord. The general Georgia return duty may still apply.
What starts the return clock?
30 days after termination of the lease or surrender and acceptance of the premises, whichever occurs last (O.C.G.A. § 44-7-34(a)).
O.C.G.A. § 44-7-34 ↗Check your return timing
Optional estimate from your move-out date. Read the start conditions above before treating that estimate as the return deadline. You can start the free analysis without completing this check.
Check what the landlord deducted
The written statement and dollar-valued damage list go by first-class mail to the tenant's last known address; deductions must be reasonable (depreciated value, not full replacement), and the landlord bears the burden of proving any wrongful withholding was a good-faith error (§ 44-7-35(c)).
Match each charge to the work alleged, the lease provision and the records supporting the amount. Keep refunds and charges you accept separate from those you dispute.
O.C.G.A. § 44-7-34 ↗What could you recover?
A landlord who wrongfully withholds is liable for three times the amount wrongfully withheld plus reasonable attorney's fees (O.C.G.A. § 44-7-35(c)), unless they prove an unintentional good-faith error.
Start with the unpaid amount you dispute. Any additional statutory recovery depends on the conditions in O.C.G.A. § 44-7-35(c), including applicable notice requirements. A multiplier that already includes the deposit should not be added to that deposit again.
O.C.G.A. § 44-7-34 ↗Put the rules to work
See how the rules fit your deposit dispute
Free analysis
Add the refund, charges and records. Review the deductions and possible remedies with an explanation tied to your facts.
Full case package $29-$49
Turn your case into a demand letter, organized exhibits and a next-step plan. Review the analysis before deciding to buy.
Your entered dates and deposit amount carry forward. Additional timing details are saved in case notes. The next step asks for the refund and charges so you can build on this check.
Choose your next step
Small-claims limit: $15,000. Filing: $45-$55 (varies by county). The court guide explains the applicable limits and additional costs.
Questions about Georgia deposit rights
How long does a Georgia landlord have to return a security deposit?
30 days after termination of the lease or surrender and acceptance of the premises, whichever occurs last (O.C.G.A. § 44-7-34(a)).
O.C.G.A. § 44-7-34 ↗See the timing rules →What happens if my landlord does not follow the deposit return rules in Georgia?
Missing the statutory time periods forfeits all rights to withhold any portion of the deposit and also forfeits the right to sue the tenant for damages to the premises (§ 44-7-35(b)). Keep proof of the dates, any refund, and the itemized statement.
O.C.G.A. § 44-7-34 ↗Understand the possible recovery →Which coverage conditions should I check in Georgia?
If your landlord owns 10 or fewer rental units and manages them personally, they are exempt from Georgia's escrow, inspection-list, and triple-damages rules. The 30-day deadline to return your deposit still applies to every landlord, but the triple-damages penalty would not be available against a small self-managing landlord. If your landlord owns 10 or fewer rental units and manages them personally, they are exempt from Georgia's escrow, inspection-list, and triple-damages rules. The 30-day deadline to return your deposit still applies to every landlord, but the triple-damages penalty would not be available against a small self-managing landlord. If unsure, leave this unanswered; the disputed refund can still be analyzed without assuming these statutory remedies. The special escrow, inspection-list and enhanced-damages protections have not been confirmed for this landlord. The general Georgia return duty may still apply.
O.C.G.A. § 44-7-34 ↗What accounting should I ask for in Georgia?
If any portion is retained, the landlord must deliver a written statement of exact reasons plus the itemized damage list with estimated dollar values (§§ 44-7-33, 44-7-34); the tenant may inspect within 5 business days of move-out and must sign a statement of dissent for disputed items to preserve objections. The written statement and dollar-valued damage list go by first-class mail to the tenant's last known address; deductions must be reasonable (depreciated value, not full replacement), and the landlord bears the burden of proving any wrongful withholding was a good-faith error (§ 44-7-35(c)).
O.C.G.A. § 44-7-34 ↗