For residential leases entered into or renewed on or after July 1, 2024.
Generally tied to termination of the lease or surrender/acceptance, using the later relevant trigger described in state guidance.
The security deposit cannot be retained for ordinary wear and tear.
Some inspection and escrow provisions do not apply to qualifying small self-managed landlords under § 44-7-36.
What a deposit may be used for
- Unpaid rent and qualifying late fees.
- Certain unpaid utility charges.
- Actual damage beyond ordinary wear and tear.
- Other qualifying losses or charges allowed by the lease and Georgia law, subject to mitigation and documentation requirements.
The 30-day framework
Georgia DCA guidance states that the deposit must be returned within 30 days after termination of the lease or the tenant leaving the premises, using the later relevant event. When money is retained, the tenant should receive a written explanation of the reasons and the amount retained.
Check whether the inspection statute applies
Georgia’s inspection and escrow rules have a limited exemption for rental units owned by a natural person when that person, spouse and minor children collectively own ten or fewer rental units and no paid third-party manager performs management such as rent collection. The 30-day refund rule itself is not listed among the exempted code sections.
Sources
Official Georgia renter/landlord handbook covering security deposits, inspection procedures, refund timing and ordinary wear.
Georgia General Assembly2024 End of Session Report — HB 404 Safe at Home Act ↗Official legislative summary confirming the two-month security-deposit cap for covered leases entered into or renewed on or after July 1, 2024.
Current Georgia Code text mirrorO.C.G.A. § 44-7-34 — return and deductions ↗Current statutory text for 30-day return, written retention reasons and ordinary-wear exclusion. Cross-checked against official Georgia guidance.
Current Georgia Code text mirrorO.C.G.A. § 44-7-36 — limited exemptions ↗Current statutory text for the limited exemption affecting some inspection/escrow/remedy provisions for certain small self-managed landlords.