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

Georgia law gives landlords 30 days to return the deposit or send an itemized list of deductions, under O.C.G.A. § 44-7-34 (return); § 44-7-33 (damage lists); § 44-7-35(b)–(c) (forfeiture and treble damages); § 44-7-30.1 (cap).

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

Under O.C.G.A. § 44-7-34 (return); § 44-7-33 (damage lists); § 44-7-35(b)–(c) (forfeiture and treble damages); § 44-7-30.1 (cap), allowed deductions generally include nonpayment of rent or late-payment fees and abandonment of the premises. Normal wear and tear is not deductible.

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Georgia security deposit law

Security Deposit Laws in Georgia

Your landlord has 30 days under Georgia law to return your security deposit, or you may be owed more than what they withheld. If they keep more than they're legally allowed, you can dispute it.

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When did you move out?

This is the one that matters. Your clock starts the day you handed back the keys — not the day your landlord replies.

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Georgia security deposit return timeline

Deadline to return

30 days

Statute

O.C.G.A. § 44-7-34 (return); § 44-7-33 (damage lists); § 44-7-35(b)–(c) (forfeiture and treble damages); § 44-7-30.1 (cap)

Within 30 days after termination of the residential lease or the landlord's obtaining possession (whichever occurs LAST), the landlord must return the full deposit. Retaining any portion requires a written statement of exact reasons — and damage-based retention must follow the § 44-7-33 comprehensive damage-list and inspection process — accompanied by payment of the difference. First-class mailing to the last known address is compliance; a returned, unlocatable payment becomes the landlord's property 90 days after mailing, so provide a good forwarding address. Missing the statutory time periods forfeits ALL withholding rights and the right to sue the tenant for premises damage (§ 44-7-35(b)); retention is also barred unless the deposit was escrowed or bonded and the required damage lists were made (§ 44-7-35(a)). Deposit cap: two months' rent for leases entered or renewed on/after July 1, 2024 (§ 44-7-30.1). CAVEAT: § 44-7-36 exempts certain small natural-person landlords from the escrow/damage-list machinery — verify that section before asserting escrow violations against a small landlord.

What can a landlord legally deduct in Georgia?

Allowed

✓Nonpayment of rent or late-payment fees
✓Abandonment of the premises
✓Nonpayment of utility charges
✓Repair work or cleaning contracted for by the tenant with third parties
✓Unpaid pet fees
✓Actual damages caused by the tenant's breach, provided the landlord attempts to mitigate

Not allowed

✗Ordinary wear and tear resulting from use of the premises for their intended purpose, absent negligence, carelessness, accident, or abuse

What if your landlord keeps your deposit wrongfully in Georgia?

A landlord who fails to return any part of a deposit required to be returned is liable for THREE TIMES the sum improperly withheld plus reasonable attorney's fees (§ 44-7-35(c)) — reduced to only the sum erroneously withheld if the landlord proves the withholding was an unintentional bona fide error despite reasonable error-avoidance procedures.

How TenantNex helps

1. Tell us your move-out date, deposit amount, and landlord's address — two minutes.
2. We generate a demand letter citing O.C.G.A. § 44-7-34 (return); § 44-7-33 (damage lists); § 44-7-35(b)–(c) (forfeiture and treble damages); § 44-7-30.1 (cap) and your exact deadline.
3. We mail it to your landlord via USPS Certified Mail with return receipt.
4. You track delivery on your case page, with day-7 and day-14 follow-up.

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Georgia tenant rights resources

HUD — tenant rights and resources
Find your state's consumer protection / Attorney General office
Key statute: O.C.G.A. § 44-7-34 (return); § 44-7-33 (damage lists); § 44-7-35(b)–(c) (forfeiture and treble damages); § 44-7-30.1 (cap) — verified against the official text on 2026-09-07.

Every fact on this page is verified against Georgia's official statutory text as of 2026-09-07. TenantNex is not a law firm and this is not legal advice. For complex disputes, consult a licensed attorney in Georgia.

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Your money is due back

30 days

Georgia law sets this deadline — your landlord must return your deposit or itemize deductions by then.

If they wrongfully withhold

up to 3× your deposit

Add your deposit amount above for the exact figure.

O.C.G.A. § 44-7-34 (return); § 44-7-33 (damage lists); § 44-7-35(b)–(c) (forfeiture and treble damages); § 44-7-30.1 (cap) — verified against the official statute 2026-09-07

Your 30 days started the day you moved out — that clock is running right now whether or not your landlord acts, and the 3× penalty only exists if you demanded it in writing before it closed.

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We don't stop at mailing it. If your landlord doesn't respond, we follow up at day 7 and day 14 — and help you build the evidence and paperwork for small claims if it comes to that. Real result: we helped Kathleen A. (Ohio) recover her full $3,000 deposit this way.

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Option	Price	Effort	Follow-up
Do it yourself	—	All of it	You chase
TenantNex	$39	Done for you	We chase
Small-claims services	$149–448	—	—
Hire an attorney	$300–2,000+	—	—

An attorney starts at $300. Filing services charge $149 for the letter alone. We prepare the whole claim for $39.

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We run your claim until you are paid — or you are ready to file.

Step 1 — certified demand letter citing your state statute, deadline and penalty
Mailed USPS Certified with return receipt, tracked to your landlord’s door
Step 2 — day-14 notice of intent to file, the one most landlords act on
Step 3 — your small-claims packet: the right form for your county, filled in
Where to file, what it costs, and how to serve your landlord
Evidence checklist, with your certified receipt as Exhibit A
Counter-response letter if your landlord disputes or underpays
Attorney referral if it is still unresolved after 21 days

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TenantNex is not a law firm. We prepare and send correspondence using publicly available state statutes. We do not provide legal advice, legal representation, or guarantee any outcome. For complex legal matters, consult a licensed attorney in your state.