Georgia · Repairs · Updated Oct 2026

Georgia tenant repair rights

What a landlord in Georgia must keep in repair, how to ask for repairs, whether you can repair and deduct or withhold rent, and the protection against retaliation.

Short answer

The landlord must keep the premises in repair, and for leases signed or renewed on or after July 1, 2024 (Safe at Home Act), every residential lease is deemed to include a promise that the home is fit for human habitation.

Repair and deduct
Allowed (with conditions)
Withholding rent
Not allowed
Notice before entry
No statute

Repairs in Georgia

The landlord's duty
The landlord must keep the premises in repair, and for leases signed or renewed on or after July 1, 2024 (Safe at Home Act), every residential lease is deemed to include a promise that the home is fit for human habitation. The landlord must maintain the building structure, keep electric, heating, cooling and plumbing working, and use ordinary care to keep the unit safe. Unless the lease says otherwise, the landlord does not have to fix problems that were obvious at move-in (unless they make the unit unsafe or uninhabitable), clean carpets, or supply appliances it did not provide. O.C.G.A. § 44-7-13.
How to ask for repairs
Give the landlord prompt notice of the problem, in writing and following any notice rules in your lease. The landlord must repair within a reasonable time (depends on how serious the problem is). If not, you can sue for damages, raise the problem as a counterclaim in an eviction, repair-and-deduct, or call your local housing code inspector.
Repair and deduct
Allowed under Georgia case law, as described in the state handbook: notify the landlord in writing first, give a reasonable time, have a qualified licensed professional do the repair at a reasonable cost, keep estimates and receipts, and subtract the cost from the next rent. Not for common areas. The landlord may dispute whether the repair was needed or the cost was reasonable.
Withholding rent
Not allowed. Keep paying rent even if the landlord does not repair; if you stop paying, the landlord can start an eviction. In rare cases of 'constructive eviction' (the home becomes unfit and you move out), you do not owe further rent.
Law
O.C.G.A. § 44-7-13

Landlord entry in Georgia

No statute. The lease decides when and how the landlord may enter. If the lease does not give the landlord a right to enter, you can refuse entry except in an emergency. (Georgia Landlord-Tenant Handbook.)

Retaliation in Georgia

The landlord may not retaliate because you asked for repairs, organized or joined a tenant group about health or safety, filed a good-faith code complaint with a government agency, or tried to enforce your rights under the lease or law. If within 3 months the landlord files an eviction, cuts off access, reduces services, raises rent, ends the lease, or materially interferes with your rights, retaliation is presumed unless the landlord shows a lawful reason. Remedy: one month's rent plus $500, court costs and possibly attorney fees, minus any amount you owe. Evictions for unpaid rent, serious misconduct or holding over are allowed. O.C.G.A. § 44-7-24.

Get repairs made, step by step

  1. Write down the problem and take dated photos or video.
  2. Ask in writing and keep a copy. In Georgia: Give the landlord prompt notice of the problem, in writing and following any notice rules in your lease.
  3. Give the landlord the time the rule allows, and let them in to do the work with proper notice.
  4. If nothing happens, call your local housing or code inspector and talk to legal aid before you stop paying any rent.
  5. Keep paying rent unless the rule above lets you withhold it and you follow its steps exactly.

Repair request letter for Georgia

Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.

Your letter is made in your browser. Nothing you type is sent to us or anyone else.

The name on your lease or rent receipts.

What needs repair? (required)

Your state's rule on repair requests is shown below the form.

Georgia's rule on asking for repairs:Give the landlord prompt notice of the problem, in writing and following any notice rules in your lease. The landlord must repair within a reasonable time (depends on how serious the problem is). If not, you can sue for damages, raise the problem as a counterclaim in an eviction, repair-and-deduct, or call your local housing code inspector.

Dates, rooms and how the problem affects you. This text goes into the letter as written.

Where to get free help in Georgia

Questions about repairs in Georgia

How do I ask my landlord for repairs in Georgia?

Give the landlord prompt notice of the problem, in writing and following any notice rules in your lease. The landlord must repair within a reasonable time (depends on how serious the problem is). If not, you can sue for damages, raise the problem as a counterclaim in an eviction, repair-and-deduct, or call your local housing code inspector.

Can I repair and deduct the cost from rent in Georgia?

Allowed under Georgia case law, as described in the state handbook: notify the landlord in writing first, give a reasonable time, have a qualified licensed professional do the repair at a reasonable cost, keep estimates and receipts, and subtract the cost from the next rent. Not for common areas. The landlord may dispute whether the repair was needed or the cost was reasonable.

Can I withhold rent for repairs in Georgia?

Not allowed. Keep paying rent even if the landlord does not repair; if you stop paying, the landlord can start an eviction. In rare cases of 'constructive eviction' (the home becomes unfit and you move out), you do not owe further rent.

How much notice does a landlord need to enter in Georgia?

No statute. The lease decides when and how the landlord may enter. If the lease does not give the landlord a right to enter, you can refuse entry except in an emergency. (Georgia Landlord-Tenant Handbook.)

Can my landlord retaliate if I complain in Georgia?

The landlord may not retaliate because you asked for repairs, organized or joined a tenant group about health or safety, filed a good-faith code complaint with a government agency, or tried to enforce your rights under the lease or law. If within 3 months the landlord files an eviction, cuts off access, reduces services, raises rent, ends the lease, or materially interferes with your rights, retaliation is presumed unless the landlord shows a lawful reason. Remedy: one month's rent plus $500, court costs and possibly attorney fees, minus any amount you owe. Evictions for unpaid rent, serious misconduct or holding over are allowed. O.C.G.A. § 44-7-24.

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Sources

Last checked: Oct 2026.