Security deposit rules in Georgia
The deadline for the itemized statement, what can be deducted, and the documents to keep — with links to the statute.
Itemized statement due within
30 days
Within 30 days after obtaining possession of the premises, return the deposit; if any portion is kept, give a written statement of the exact reasons, including the list of damages, together with payment of the difference (§ 44-7-34(a)).
If it's missed: A landlord who fails to return part of a deposit that must be returned can be liable for three times the amount improperly withheld plus reasonable attorney's fees, unless the error is shown to be unintentional and made in good faith (§ 44-7-35; checked against secondary sources).
What the statement must cover
- State the exact reason for each amount kept.
- Include the list of damages prepared under § 44-7-33 for damage-based deductions.
- Send the payment of the difference with the statement.
- Do not deduct for ordinary wear and tear.
Receipts and documentation
- Give a written statement listing the exact reasons for keeping any portion of the deposit.
- If the reason is damage, include the comprehensive list of damages prepared under § 44-7-33.
- Georgia does not require receipts to be attached, but keep the invoices behind each charge.
Gray areas to review carefully
Move-out damage list (§ 44-7-33)
Georgia ties damage deductions to a comprehensive list of damages compiled after the tenancy ends, which the tenant may inspect and dissent from. Make sure that list exists.
Wrongful withholding
A landlord who fails to return part of a deposit that must be returned can be liable for three times the amount improperly withheld plus reasonable attorney's fees, unless the landlord shows the error was unintentional and made in good faith (§ 44-7-35). Review each deduction honestly.
Normal wear and tear vs. damage
Only damage beyond ordinary wear and tear is deductible.
Frequently asked questions
How long does a landlord have to return a security deposit in Georgia?
Within 30 days after obtaining possession of the premises, return the deposit; if any portion is kept, give a written statement of the exact reasons, including the list of damages, together with payment of the difference (§ 44-7-34(a)). Source: O.C.G.A. Sections 44-7-33 to 44-7-35 (checked October 2026 (secondary sources; see note)). This is a general rule — verify your specific situation and any local ordinances.
Is an itemized statement required in Georgia?
Yes. Georgia requires a written itemized list of deductions. State the exact reason for each amount kept.
Can a landlord deduct for "normal wear and tear" in Georgia?
Generally no. Deductions are for damage beyond ordinary wear and tear — such as stains, burns, large holes, or breakage — not for the normal aging of a unit. Compare move-in and move-out photos for each item, and check O.C.G.A. Sections 44-7-33 to 44-7-35 for the exact rule.
What happens if the landlord misses the deadline in Georgia?
A landlord who fails to return part of a deposit that must be returned can be liable for three times the amount improperly withheld plus reasonable attorney's fees, unless the error is shown to be unintentional and made in good faith (§ 44-7-35; checked against secondary sources). This is a summary of the statute, not legal advice.
Does MoveOutGuard support Georgia?
Yes. Pick Georgia when you open a packet: the deadline estimate (30 days after you get possession back), the itemization checklist and the statute reference (O.C.G.A. Sections 44-7-33 to 44-7-35) come with it. You upload photos and receipts, review every line, and export the packet.
Build your Georgia statement packet
Upload photos and receipts, draft and review each deduction, and track the Georgia deadline — free. $29 unlocks the itemized statement and PDF for that packet.
MoveOutGuard is a document preparation and evidence organization tool. It is not a law firm and does not provide legal advice. Drafts, checklists, and deadline estimates require your review and are not a guarantee of compliance or outcomes. For legal questions, consult a licensed attorney.