Georgia Landlord-Tenant Laws: Key Rental Rules (2026)
Security deposits, notice periods, landlord entry, and other key rental rules in Georgia, each linked to the state law it comes from.
By the ListMyHomes.com™ Editorial TeamPublished Last reviewed
This page summarizes the main landlord-tenant rules in Georgia. Each rule in the table below links to the law it comes from.
Key rules at a glance
| Rule | Georgia |
|---|---|
| Where these laws apply | Georgia Code Title 44, Chapter 7 sets no county or population limit. Some security-deposit rules (§§ 44-7-31, 44-7-32, 44-7-33 and 44-7-35) do not apply to units owned by an individual who, with spouse and minor children, owns 10 or fewer rental units, unless a third party is paid to manage them; several rules below differ for those units. The 2024 law behind the deposit cap and the unpaid-rent notice below applies to leases entered into or renewed on or after July 1, 2024. O.C.G.A. § 44-7-36; Ga. L. 2024, HB 404 § 6 |
| Security deposit limit | No more than two months' rent, for leases entered into or renewed on or after July 1, 2024. O.C.G.A. § 44-7-30.1 (Ga. L. 2024, HB 404 §§ 4, 6) |
| Where deposits are held | All other rental units: Deposits must be placed in an escrow account used only for deposits, at a bank or lending institution regulated by Georgia or a federal agency, and held in trust for the tenant. Tenants must be told in writing where the escrow account is. Instead of the escrow account, the landlord may post and maintain a surety bond with the clerk of the superior court in the county where the unit is located. O.C.G.A. §§ 44-7-31, 44-7-32(a) Units owned by an individual who, with spouse and minor children, owns 10 or fewer units, and not managed by anyone for a fee: The escrow-account and surety-bond rules (§§ 44-7-31, 44-7-32) do not apply. O.C.G.A. § 44-7-36 |
| Returning the deposit | Within 30 days after the landlord obtains possession of the unit. If any part is kept, the landlord must give a written statement of the exact reasons (including the damage list, if damage is a reason), together with the rest of the deposit. Mailing the statement and any payment by first-class mail to the tenant's last known address counts as compliance. O.C.G.A. § 44-7-34(a) |
| Deposit deductions | Nothing may be kept for ordinary wear and tear from normal use, where there was no negligence, carelessness, accident or abuse by the tenant, household or guests. The deposit may be kept for unpaid rent or late fees, abandonment, unpaid utilities, repair or cleaning work the tenant contracted for with others, unpaid pet fees, or actual damages from the tenant's breach, if the landlord tries to limit those damages. O.C.G.A. § 44-7-34(a) All other rental units: Before the deposit is paid, the tenant must be given a list of existing damage, which both sign (a tenant who disagrees states the disputed items in writing). Within 3 business days after the lease ends and the tenant moves out (or the unit is surrendered and accepted), the landlord inspects and lists any damage charged to the deposit with its estimated cost; on request the tenant may inspect the unit and the list within 5 business days. O.C.G.A. § 44-7-33(a), (b)(1) Units owned by an individual who, with spouse and minor children, owns 10 or fewer units, and not managed by anyone for a fee: The move-in and move-out damage-list rules (§ 44-7-33) do not apply. O.C.G.A. § 44-7-36 |
| Interest on deposits | |
| Landlord entry notice | |
| Notice to end a month-to-month lease | Where no time is set for a tenancy to end, Georgia law treats it as a tenancy at will. Ending a tenancy at will takes 60 days' notice from the landlord or 30 days' notice from the tenant. O.C.G.A. §§ 44-7-6, 44-7-7 |
| Rent-increase notice | No notice period in Georgia Code Title 44, Chapter 7. A rent increase within three months after a tenant takes a protected step on a life, health, safety or habitability concern (a good-faith use of a legal right or remedy, a repair notice, a code or utility complaint, or a tenant organization) is part of a prima-facie case of retaliation. Increases under a written lease's escalation clause for utilities, taxes or insurance, building-wide increase patterns, and increases due to a government-regulated assistance or tax-credit program are excepted. O.C.G.A. Title 44, Ch. 7 (no notice provision); § 44-7-24(a)-(d) |
| Late fees | No limit or grace period in Georgia Code Title 44, Chapter 7. O.C.G.A. Title 44, Ch. 7 (no provision) |
| Notice for unpaid rent | For leases entered into or renewed on or after July 1, 2024: if the tenant does not pay or leave after a notice to pay all past-due rent, late fees, utilities and other charges, or vacate, within three business days, the landlord may go to court. The notice must be posted in a sealed envelope conspicuously on the door and also delivered by any other method the lease provides. O.C.G.A. § 44-7-50(c), (d) (Ga. L. 2024, HB 404 §§ 5, 6) |
| Rent control | Not allowed. Counties and cities may not regulate the amount of rent for privately owned residential rental property. O.C.G.A. § 44-7-19 |
| Required landlord disclosures | In writing at or before the start of the tenancy: the names and addresses of the owner of record (or a person authorized to accept legal papers, demands and notices for the owner) and of the person authorized to manage the premises; tenants must be told of any change within 30 days, in writing or by a notice posted in a conspicuous place. Before a written lease is signed, the owner must tell the prospective tenant in writing if flooding has damaged any part of the leased living space at least three times in the five years before the lease date. O.C.G.A. §§ 44-7-3(a), 44-7-20 All other rental units: When a deposit is taken, the escrow account location (in writing) and the list of existing damage before the deposit is paid are also required (see above). O.C.G.A. §§ 44-7-31, 44-7-33(a) Units owned by an individual who, with spouse and minor children, owns 10 or fewer units, and not managed by anyone for a fee: The escrow-account notice and move-in damage list (§§ 44-7-31, 44-7-33) do not apply. O.C.G.A. § 44-7-36 Federal law: For housing built before 1978 (with limited exceptions): before the tenant is bound by the lease, the landlord must give the EPA lead-hazard pamphlet and disclose any known lead-based paint or hazards and any available reports. 42 U.S.C. § 4852d; 40 CFR 745.107 |
| Fair housing protected classes | Race, color, religion, sex, disability, familial status and national origin. Georgia's list adds no class to the federal list. O.C.G.A. § 8-3-202(a); 42 U.S.C. § 3604 |
What this means for renters
Before you sign, compare the lease's deposit amount, rent due date, and late-fee terms with the rules above. At move-in, record the unit's condition with dated photos. When you move out, give the written notice your lease and the rules above call for, leave a forwarding address, and keep copies of everything you send and receive.
What this means for landlords who manage their own rental
List the unit with its rent, deposit, and lease terms. Screen every applicant by the same written criteria, within fair-housing law. Collect the deposit and give notices following the rules above, and keep records of the unit's condition at move-in and move-out.
List your rental on ListMyHomes.com for one flat fee, or browse rentals in Georgia listed directly by owners.
Frequently asked questions
How much can a landlord charge for a security deposit in Georgia?
No more than two months' rent, for leases entered into or renewed on or after July 1, 2024. See the source in the table above.
How long does a Georgia landlord have to return a security deposit?
Within 30 days after the landlord obtains possession of the unit. If any part is kept, the landlord must give a written statement of the exact reasons (including the damage list, if damage is a reason), together with the rest of the deposit. Mailing the statement and any payment by first-class mail to the tenant's last known address counts as compliance. See the source in the table above.
How much notice must a Georgia landlord give before entering?
No notice period in Georgia Code Title 44, Chapter 7. See the source in the table above.
How much notice ends a month-to-month lease in Georgia?
Where no time is set for a tenancy to end, Georgia law treats it as a tenancy at will. Ending a tenancy at will takes 60 days' notice from the landlord or 30 days' notice from the tenant. See the source in the table above.
How much notice is required for a rent increase in Georgia?
No notice period in Georgia Code Title 44, Chapter 7. A rent increase within three months after a tenant takes a protected step on a life, health, safety or habitability concern (a good-faith use of a legal right or remedy, a repair notice, a code or utility complaint, or a tenant organization) is part of a prima-facie case of retaliation. Increases under a written lease's escalation clause for utilities, taxes or insurance, building-wide increase patterns, and increases due to a government-regulated assistance or tax-credit program are excepted. See the source in the table above.
How much can a Georgia landlord charge for late rent?
No limit or grace period in Georgia Code Title 44, Chapter 7. See the source in the table above.
How much notice must a Georgia landlord give when rent is unpaid?
For leases entered into or renewed on or after July 1, 2024: if the tenant does not pay or leave after a notice to pay all past-due rent, late fees, utilities and other charges, or vacate, within three business days, the landlord may go to court. The notice must be posted in a sealed envelope conspicuously on the door and also delivered by any other method the lease provides. See the source in the table above.
Does Georgia have rent control?
Not allowed. Counties and cities may not regulate the amount of rent for privately owned residential rental property. See the source in the table above.
Rentals in Georgia listed by owners
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