Security deposit law · Georgia
Georgia security deposit return law
How long your landlord has, the statute to cite, the penalty for wrongful withholding — and a copy-paste demand letter tailored to Georgia. General information, not legal advice.
Verify before you rely on it. Landlord-tenant law changes and cities can add stricter rules. These figures are checked against the statute, but confirm Georgia’s current law (or ask local legal aid or a tenants’ union) before citing it. Not legal advice.
Your Georgia demand letter
Fill in every [bracketed] field, then send it by certified
mail with return receipt and keep a copy.
[Your full name] [Your new mailing address] [City, State ZIP] [Email] · [Phone] [Date] [Landlord or property manager name] [Landlord mailing address] Re: Return of security deposit — [former rental address, unit #] Dear [Landlord name], I was a tenant at [former rental address] under a lease that ended on [move-out date]. I returned possession and all keys on that date and left the unit clean and undamaged beyond normal wear and tear. My forwarding address is above. At move-in I paid a security deposit of $[deposit amount]. Under Georgia law, O.C.G.A. §§ 44-7-34, 44-7-35, you must return the deposit and/or provide an itemized statement of any deductions within 30 days (one month) of move-out. That deadline has now passed. Please return my full deposit of $[deposit amount] within [7-10] days of this letter. Be aware that Georgia law provides a penalty for wrongful withholding: 3× the sum wrongfully withheld + attorney’s fees (bad faith). If you contend any deduction is proper, send a written, itemized statement with copies of receipts or estimates as the statute requires. I would prefer to resolve this directly, but I am prepared to file in small-claims court to recover the deposit and any penalty and costs the law allows. Sincerely, [Signature] [Your printed name]
What to do in Georgia
- Confirm the deadline has passed — count 30 days (one month) from your move-out date. Use the deposit calculator to get the exact date.
- Send the demand letter above, citing O.C.G.A. §§ 44-7-34, 44-7-35. Attach your move-out photos and checklist.
- If the landlord still refuses, file in small-claims court — see the pre-suit demand and small-claims steps.
Questions
How long does a landlord have to return a security deposit in Georgia?
30 days (one month), under O.C.G.A. §§ 44-7-34, 44-7-35. Move-in/move-out inspection rules apply to landlords with 10+ units. Always confirm the current statute for your situation.
What is the penalty if my Georgia landlord wrongfully keeps my deposit?
3× the sum wrongfully withheld + attorney’s fees (bad faith). To claim it, send a written demand citing O.C.G.A. §§ 44-7-34, 44-7-35, then file in small-claims court if the landlord still refuses.
Can I get my deposit back myself in Georgia without a lawyer?
Yes. Most deposit disputes are resolved with a clear written demand letter citing the statute and deadline, and if needed a small-claims case — no lawyer required. Use the free letter on this page.