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Georgia security deposit law: deadline, deductions and penalties

Quick answer

In Georgia, a landlord has 30 days to return the security deposit or send an itemized list of deductions (O.C.G.A. §§ 44-7-34, 44-7-35). Under Georgia law, a landlord who wrongfully keeps a deposit can owe up to three times the amount withheld.

Checked against the statute on October 29, 2026.

30

days for a Georgia landlord to return the deposit or itemize deductions

The deadline

Within 30 days after obtaining possession, the landlord must return the full deposit or send a written statement of the exact reasons for keeping any part, with the balance.

What the landlord must send you

A written statement with the exact reasons for any retention, including the itemized list of damages prepared at move-out.

Penalty for wrongful withholding

A landlord who wrongfully withholds a deposit can be liable for three times the amount withheld plus reasonable attorney's fees, unless the landlord shows the error was unintentional (O.C.G.A. § 44-7-35).

Read the law

Summary checked against the statute on October 29, 2026. Not legal advice; laws change, so confirm with the source before relying on it.

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Did the landlord send you a written, itemized list of deductions?

Georgia security deposit FAQ

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

Within 30 days after obtaining possession, the landlord must return the full deposit or send a written statement of the exact reasons for keeping any part, with the balance.

What must a Georgia landlord send when keeping part of the deposit?

A written statement with the exact reasons for any retention, including the itemized list of damages prepared at move-out.

What is the penalty for wrongfully keeping a security deposit in Georgia?

A landlord who wrongfully withholds a deposit can be liable for three times the amount withheld plus reasonable attorney's fees, unless the landlord shows the error was unintentional (O.C.G.A. § 44-7-35).

How do I get my security deposit back in Georgia?

Give your landlord a forwarding address in writing, wait for the 30 days deadline, then send a demand letter by certified mail that cites O.C.G.A. §§ 44-7-34, 44-7-35 and sets a payment date. If the landlord still doesn't pay, you can file in small claims court in the county where the rental is located.

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