Updated for 2026

Georgia Security Deposit Laws & Calculator

Georgia landlords must return your security deposit within 30 calendar days of move-out along with a written itemized statement of deductions. Willful bad-faith withholding can result in a penalty of 3× the deposit amount plus attorney fees. Use our free calculator to see exactly what you're owed.

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Georgia Security Deposit — Quick Facts

Return Deadline
30 Days
Calendar days from move-out
Maximum Deposit
2× Monthly Rent
Since July 2024 (SAHA)
Penalty (Bad Faith)
3× Deposit
Plus attorney fees
Interest Required
✗ No
No statewide requirement
Statute
O.C.G.A. § 44-7-30 et seq.
Small Claims Limit
$15,000
Magistrate court
Inspection Right: Georgia law gives tenants the right to be present at the move-out inspection. You must request this in writing before vacating. If you're present, you can dispute deductions on the spot — a powerful protection that many tenants don't know about.

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Enter your move-out date and deposit amount to see your landlord's 30-day deadline and any penalties they may owe.

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Georgia Security Deposit Law — Explained

The 30-Day Return Deadline

Under the Georgia Security Deposit Act (O.C.G.A. § 44-7-30 through § 44-7-37), landlords have 30 calendar days from the tenant's move-out date to either return the full security deposit or provide a written itemized statement of deductions. The statement must list each deduction specifically — a general "damages" line item is insufficient. Any remaining balance must accompany the statement.

Georgia courts treat the 30-day deadline strictly. Landlords who miss it risk forfeiting their right to make any deductions at all, in addition to facing the penalty provisions under § 44-7-35. Always provide your forwarding address in writing on or before move-out day.

The Right to a Move-Out Inspection

One of Georgia's most tenant-favorable rules is the right to be present at the move-out inspection. Under O.C.G.A. § 44-7-33, if you request a move-out inspection in writing before vacating, your landlord must conduct it in your presence. During the inspection, you have the opportunity to dispute claimed damage in real time, potentially avoiding wrongful deductions before they're assessed. Always exercise this right — it's a powerful tool most tenants overlook.

Allowable Deductions

Georgia landlords may deduct for unpaid rent, costs to repair damage beyond normal wear and tear, and other documented lease violations. Normal wear and tear — minor scuffs, small nail holes, routine carpet wear — cannot be deducted. The itemized statement must specifically identify each deduction; vague or lump-sum charges can be challenged in court as inadequate.

The 3× Bad-Faith Penalty

Georgia's bad-faith penalty under O.C.G.A. § 44-7-35 is one of the steepest in the Southeast. A landlord who willfully fails to return a deposit in bad faith — without any legitimate claim — can be ordered to pay the tenant three times the deposit amount plus reasonable attorney fees. "Willful" bad faith is a higher standard than mere negligence, but courts have found it satisfied when landlords clearly had no legitimate basis for withholding and failed to respond to tenant demands.

No Interest Requirement

Unlike several neighboring states, Georgia does not require landlords to pay interest on security deposits. The deposit is held without any interest obligation. However, if your lease specifically promises interest, the landlord is contractually bound to pay it.

Deposit Cap: 2× Monthly Rent (Since July 2024)

Under the Safe at Home Act (HB 404), effective July 1, 2024, Georgia now caps security deposits at twice the monthly rent (O.C.G.A. § 44-7-30.1). For example, if your rent is $1,500/month, the maximum deposit is $3,000. If your landlord charged more than this for a lease signed on or after July 1, 2024, you may be entitled to a refund of the overage. Prior to this law, Georgia had no deposit cap.

What to Do If Your Georgia Landlord Is Late

  1. 1
    Request a move-out inspection in writing Before you vacate, send a written request to be present at the move-out inspection. Under O.C.G.A. § 44-7-33, your landlord must accommodate this request.
  2. 2
    Document everything at move-out Take timestamped photos and video of every room, fixture, and appliance. This is your primary defense against wrongful deductions.
  3. 3
    Provide your forwarding address in writing Email your new address to your landlord on move-out day. This starts the 30-day clock clearly and eliminates any delivery excuse.
  4. 4
    Send a demand letter after 30 days If you haven't received your deposit or itemized statement, use RenterCalc's demand letter generator to send a formal letter citing O.C.G.A. § 44-7-34 and § 44-7-35.
  5. 5
    File in magistrate court if ignored Georgia's magistrate (small claims) court handles disputes up to $15,000. You can sue for triple the deposit in bad-faith cases. Filing is inexpensive and attorneys are not required.
  6. 6
    Consult a tenant attorney for egregious violations If your landlord's bad faith is clear, a tenant rights attorney may take your case on contingency — especially if the triple-damage penalty applies.

Georgia Security Deposit FAQ

How long does a landlord have to return a security deposit in Georgia?
Georgia landlords have 30 calendar days after move-out to return the deposit or provide a written itemized statement of deductions under O.C.G.A. § 44-7-34. Missing this deadline can forfeit the landlord's right to make any deductions.
Can I be present at my move-out inspection in Georgia?
Yes. Under O.C.G.A. § 44-7-33, if you submit a written request to your landlord before vacating, they must conduct the move-out inspection in your presence. This gives you the opportunity to dispute any disputed damage claims in real time.
What is the penalty for keeping a deposit in bad faith in Georgia?
Under O.C.G.A. § 44-7-35, a landlord who willfully withholds a deposit in bad faith can be ordered to pay the tenant 3 times the deposit amount plus reasonable attorney fees. This applies when the landlord clearly has no legitimate basis for withholding.
What can a Georgia landlord deduct from my deposit?
Allowable deductions include unpaid rent and damage beyond normal wear and tear. The landlord must provide a written itemized list within 30 days. Vague or lump-sum charges without specifics can be successfully challenged in magistrate court.
Does Georgia require interest on security deposits?
No. Georgia law does not require landlords to pay interest on security deposits. Unless your lease specifically promises interest, the landlord has no obligation to pay it.

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