State Law Guide · Updated January 2026
Georgia Security Deposit Laws
Under Georgia Code § 44-7-30 to 44-7-37, Georgia landlords must return security deposits within 30 days of a tenant moving out. Landlords who wrongfully withhold deposits face penalties of up to Up to 3x the deposit wrongfully withheld (bad faith).
Quick Answer
In Georgia, landlords have 30 days to return your security deposit after you move out and provide a forwarding address. The maximum deposit is No statutory limit. If your landlord wrongfully withholds your deposit, you can sue in Small Claims Court (up to $15,000) and may recover Up to 3x the deposit wrongfully withheld (bad faith) under Georgia Code § 44-7-30 to 44-7-37. Landlords must provide an itemized statement of deductions.
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What Georgia Law Requires
Return Deadline
Landlords have exactly 30 days to return your deposit after you move out. If they make deductions, they must provide an itemized statement explaining each charge with documentation.
Penalties for Violations
Landlords who wrongfully withhold deposits face Up to 3x the deposit wrongfully withheld (bad faith). You can file in small claims court for amounts up to $15,000without needing an attorney.
Interest Requirements
No interest requirement; escrow account required for landlords with 10+ units
Common Deductions Landlords Make
Federal guidelines from HUD and the IRS establish "useful life" standards that limit what landlords can charge. Many common deductions are partially or fully invalid under these guidelines.
Carpet Replacement
Typical: $500-1,8005-year useful life per HUD MAP Guide Appendix 5C. Charges may be reduced or invalid based on how long you lived there.
Interior Paint
Typical: $200-8003-year useful life per HUD Handbook 4350.1. Charges may be reduced or invalid based on how long you lived there.
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Our tool analyzes your landlord's deductions against Georgia Code § 44-7-30 to 44-7-37 and federal HUD guidelines, then generates a formal demand letter you can send immediately.
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HUD/IRS Citations
Useful life depreciation built in
$19 · Avg Georgia deposit: $1,450 · Potential 76x return
Frequently Asked Questions
How long does a Georgia landlord have to return my deposit?
Georgia landlords must return your deposit within 30 days of lease termination, along with an itemized statement of deductions.
What penalties exist for Georgia landlords who wrongfully withhold deposits?
Bad faith withholding can result in liability for up to 3x the deposit amount. Georgia Magistrate Court handles claims up to $15,000.
Must Georgia landlords provide a move-in inspection list?
Landlords with 10 or more units must provide a move-in/move-out inspection list. Failure to do so weakens their deduction claims.
City-Specific Rules
Some Georgia cities have additional tenant protections:
- Atlanta: Additional tenant resources through city housing authority.
Official Resources
- Georgia Department of Law Consumer Protection(Government)
- Atlanta Legal Aid Society(Legal Aid)
Compare Other States
See how Georgia's security deposit laws compare to nearby states:
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Based on Georgia Code § 44-7-30 to 44-7-37 · HUD Handbook 4350.1 · IRS Publication 527