Landlord kept your deposit in Georgia? Find your next step.
No refund, only part of your money back, or charges you disagree with? Start with what you received, then build a response using your records and Georgia law.
Analysis free · Full case package $29-$49, one time · mailing optional
The deadline check is optional. See what you get
What do you need help with?
Open the situation that fits. Each route gives you something to check, something to keep, and a next step.
I received nothingNo refund and no list of deductions.
Check the trigger, then the date. 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)).
Keep: your deposit payment, move-out or key-return record, forwarding-address notice and any earlier written request. These establish the timeline behind your demand.
Analyze my missing refund - free →I received part of my depositSome money came back. Find out what explains the difference.
Reconcile the refund. Compare the original deposit, what was returned and each deduction. Separate charges you accept from charges you dispute.
Check the amount they kept - free →Enter the refund and deductions in the case builder. You do not need a separate worksheet first.
The Georgia accounting rule: 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.
Keep: the refund record, deduction list and notice envelope or delivery record. If money is still unexplained, identify that gap in your written request.
I disagree with the deductionsYou have a charge list, whether or not a refund arrived.
Respond to the specific charges. Note each amount, why you dispute it, and which photo, message or record supports your position. Check the notice instructions above before choosing how and when to reply.
Check my deductions - free →The records rule in Georgia: 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)).
No move-in photos? Use an inventory checklist, inspection report, dated repair request, messages or witness accounts to explain the condition.
I already sent a demandThe landlord has not paid, or the dispute is still unresolved.
Compare the final written reasons and balance with the 30-day return rule. Keep the original damage list and your response together so your objections remain traceable.
See the Georgia court route →Keep: your sent demand, delivery record and any reply. Use the court guide to check where to file, which forms to use, and the filing and service costs.
Turn the dispute into a documented demand
- Free: understand your dispute
- Add your refund, charges and records. Get a charge-by-charge analysis of the deposit rules and potential remedies under O.C.G.A. § 44-7-34.
- Optional: your case documents, $29-$49
- Your demand letter, damages summary and evidence checklist, ready to review and send with your records. Mailing is optional and costs extra.
One charge, backed by a reason and records
Fictional Georgia example. Assumes coverage under the cited law; not a customer outcome.
- The charge
- Repainting ordinary wall scuffs: $900
- Records to attach
- move-in photos and move-out photos
Open PDF ↗In the generated letter
Ordinary wear and tear - not deductible. Repainting after a tenancy is ordinary wear and tear unless the walls were damaged beyond normal use (large holes, unauthorized colors). Dated move-in and move-out photos help distinguish ordinary wear from tenant-caused damage.
Prefer to write it yourself? Use the free Georgia letter template.
Before you call the refund late
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)).
Check coverage: 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.
O.C.G.A. § 44-7-34 ↗Deposit statute reviewed August 2026. Review dates refer to the cited rules.
Check the return timeline
Optional date estimate. Read the start conditions above; a passed date alone does not establish a violation. Your date and deposit amount carry into the free analysis.
Already know the dates? Go straight to the refund and charges.
Continue to my free analysis →Questions before your next step
What should I do first if my landlord kept my deposit in Georgia?
Check the statutory deadline. 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)). Save your move-out records, any refund and the itemized statement. Compare them with the deadline and deduction rules below.
Do I need a lawyer to get my deposit back in Georgia?
You can write a demand yourself. If you consider a court claim, magistrate court (limit: $15,000) is designed for self-represented tenants - filing fees run about $45-$55 depending on county.
What happens if my landlord doesn't return my security deposit in 30 days 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)).
What can I ask to recover in a Georgia deposit dispute?
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.
Read the full Georgia deposit-law guide for the return, deduction and remedy rules.