Georgia Security Deposit Law: The 30-Day Deadline, Explained

Thirty days. That’s how long a Georgia landlord has to return your deposit or send you an itemized list of deductions — and if they blow the deadline, they can lose the right to keep any of it.

The deadline: 30 days after you move out

Under Georgia’s security deposit statute (O.C.G.A. § 44-7-34), a landlord has 30 days after the tenancy ends to return your deposit in full or provide a written, itemized statement of any deductions along with the remaining balance. This applies to landlords with 10 or more rental units, or anyone using a property management company — smaller individual landlords have more limited obligations under the statute, so check which applies to your situation.

How much they could have taken in the first place

Georgia does not set a hard statewide cap on how much a landlord can charge as a security deposit — it’s largely left to the lease agreement. Some cities and counties, like Atlanta, have looked at additional tenant protections, so it’s worth checking local ordinances on top of state law before assuming your deposit amount was standard.

What has to be in the itemized statement

If deductions are made, Georgia law requires a list of each item being charged against the deposit, with the specific dollar amount for each. Landlords covered by the statute are also required to have done a move-in inspection with the tenant and provided a list of existing damage — without that documentation, it becomes much harder for them to justify move-out deductions.

What happens if they miss the 30 days

If a covered landlord misses the 30-day window, Georgia law says they forfeit the right to withhold any part of the deposit for damages — you’re entitled to the full amount back. If a court finds the landlord acted in bad faith, you can recover up to three times the deposit amount, plus court costs and reasonable attorney’s fees.

What to do if the deadline has already passed

• Send a written demand citing O.C.G.A. § 44-7-34 and the date you moved out.
• Ask whether your landlord is covered by the statute (10+ units or uses a property manager) — this affects which remedies apply.
• Request the full deposit back, since missing the deadline generally forfeits the right to deduct.
• If they still don’t respond, Georgia’s magistrate court (small claims) handles deposit disputes without requiring a lawyer.

Not sure exactly how many days have passed, or what your landlord actually owes you? Run the numbers in our free security deposit calculator — it does the date math and flags whether your landlord has already blown the deadline.

For the step-by-step on challenging specific deductions once you do get an itemized statement, see our full deposit dispute guide. And if you’re ready to send a formal demand, our free security deposit dispute letter generator builds it for you in about two minutes.

Quick reference

• Landlord has 30 days after move-out to return the deposit or send an itemized statement.
• No hard statewide cap on deposit amount — check your lease and local ordinances.
• Covered landlords must document move-in condition to justify move-out deductions.
• Missing the deadline forfeits the right to deduct; bad faith can mean up to 3x damages.

This article is general information for renters, not legal advice. Landlord-tenant law changes, and city or county ordinances can add rules on top of state law. Confirm specifics with a local tenant rights organization or attorney before acting.