Georgia · Security deposits · Updated Oct 2026

Georgia security deposit law

How much a landlord in Georgia can charge, the deadline to return a deposit, what may be deducted, the penalty for keeping it wrongly and how to get yours back.

Short answer

In Georgia, the deposit limit is: Two months' rent, for leases signed or renewed on or after July 1, 2024 (Safe at Home Act, HB 404, Act 392 of 2024; O.C.G.A. § 44-7-30.1). The landlord must return it as follows: Within 30 days after the lease ends or you move out, whichever is later, all landlords must return the deposit, or send a written statement of the damage, its estimated cost, and a refund of the difference.

deposit limit
2 months' rent
to return a deposit
30 days
deposit penalty
Up to 3×

Security deposit in Georgia

Limit
Two months' rent, for leases signed or renewed on or after July 1, 2024 (Safe at Home Act, HB 404, Act 392 of 2024; O.C.G.A. § 44-7-30.1).
Deadline to return it
Within 30 days after the lease ends or you move out, whichever is later, all landlords must return the deposit, or send a written statement of the damage, its estimated cost, and a refund of the difference. It is mailed to your last known address (which may be the unit you left), so give your new address. If it comes back undeliverable and the landlord cannot find you after a reasonable effort, the landlord may keep it 90 days after mailing.
Itemized list
Yes. A notice identifying the damage and the estimated dollar amount, sent within 30 days. Larger landlords (more than 10 units, counting units owned by a spouse or children, or using a management agent) must also inspect within 3 business days after the lease ends and give you a signed move-out damage list; you have 5 business days to inspect and sign it or note in writing what you disagree with. Receipts are not required.
What may be deducted
Damage beyond normal wear and tear caused by you, your household, pets or guests; unpaid rent or late charges; unpaid pet fees; unpaid utilities that were yours under the lease; and damage caused by ending the lease early. Repair costs should reflect the age and condition of the item at move-in.
Interest
No. No interest requirement (you may claim interest on money wrongfully withheld in a lawsuit).
Separate account
Yes, for landlords with more than 10 units (including those of a spouse or children) or a management agent: the deposit must be kept in a separate escrow bank account used only for deposits, or the landlord must post a bond with the superior court clerk, and must tell you in writing where the deposit is held.
Move-in checklist
Yes, for landlords with more than 10 units or a management agent: before taking the deposit, the landlord must give you a complete list of existing damage, let you inspect the unit to check it, and both of you must sign it. Keep a copy.
If the landlord keeps it wrongly
You can sue for the deposit wrongly kept, interest, attorney fees and court costs. A landlord with more than 10 units or a management agent can be liable for three times the amount wrongly withheld plus attorney fees, unless it was an honest mistake despite reasonable efforts to avoid it. You can generally recover only for damage items you disputed on the move-out list.
Law
O.C.G.A. §§ 44-7-30 to 44-7-37

Get your deposit back, step by step

  1. Before you move out, clean, take dated photos and video of every room, and return all keys.
  2. Give your landlord your new address in writing. In Georgia: It is mailed to your last known address (which may be the unit you left), so give your new address.
  3. Wait for the deadline: Within 30 days after the lease ends or you move out, whichever is later, all landlords must return the deposit, or send a written statement of the damage, its estimated cost, and a refund of the difference.
  4. If the money or an itemized list doesn't come, or the deductions are wrong, send a demand letter (below). Keep proof of mailing.
  5. If that doesn't work, sue in small claims court. Limit: $15,000 in magistrate court for people and businesses; a new law raises it to $25,000 for cases filed on or after January 1, 2027. Small claims court in Georgia on Small Claims Map

Deposit return calculator for Georgia

Find your state's deadline for returning a security deposit, whether your landlord is late and what you may be owed. Nothing you type here is sent anywhere.

Enter your deposit and move-out dateThe result appears as you type.

An estimate from the dates you enter and the rule in our data, not legal advice. We skip weekends only where the rule counts business days, and we don't skip holidays.

Security deposit demand letter for Georgia

A short, firm and polite letter asking your landlord to return your deposit by a date. It cites your state's deposit law. Many landlords pay at this step, and the letter is proof that you asked. Fill this in, download the letter as PDF or Word (or copy it), sign it, keep a copy and send it in a way you can prove, such as certified mail with a return receipt.

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.

We suggest 14 days.

One or two sentences. This text goes into the letter as written.

Small claims court in Georgia

Deposit disputes usually go to small claims court, where you don't need a lawyer. Limit: $15,000 in magistrate court for people and businesses; a new law raises it to $25,000 for cases filed on or after January 1, 2027.

How to file in Georgia

Questions about security deposits in Georgia

How much can a landlord charge for a security deposit in Georgia?

Two months' rent, for leases signed or renewed on or after July 1, 2024 (Safe at Home Act, HB 404, Act 392 of 2024; O.C.G.A. § 44-7-30.1).

How long does a landlord have to return a security deposit in Georgia?

Within 30 days after the lease ends or you move out, whichever is later, all landlords must return the deposit, or send a written statement of the damage, its estimated cost, and a refund of the difference. It is mailed to your last known address (which may be the unit you left), so give your new address. If it comes back undeliverable and the landlord cannot find you after a reasonable effort, the landlord may keep it 90 days after mailing.

What can I do if my landlord won't return my deposit in Georgia?

You can sue for the deposit wrongly kept, interest, attorney fees and court costs. A landlord with more than 10 units or a management agent can be liable for three times the amount wrongly withheld plus attorney fees, unless it was an honest mistake despite reasonable efforts to avoid it. You can generally recover only for damage items you disputed on the move-out list.

What can a landlord deduct from a security deposit in Georgia?

Damage beyond normal wear and tear caused by you, your household, pets or guests; unpaid rent or late charges; unpaid pet fees; unpaid utilities that were yours under the lease; and damage caused by ending the lease early. Repair costs should reflect the age and condition of the item at move-in.

Does a landlord have to pay interest on a security deposit in Georgia?

No. No interest requirement (you may claim interest on money wrongfully withheld in a lawsuit).

What is the small claims limit in Georgia?

$15,000 in magistrate court for people and businesses; a new law raises it to $25,000 for cases filed on or after January 1, 2027.

More for Georgia renters

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Sources

Last checked: Oct 2026.