Security deposits create some of the most common landlord-tenant disputes because they involve money, property condition and deadlines. Georgia law includes specific rules that both owners and tenants should understand before move-in and again before move-out.
The Georgia Department of Community Affairs publishes a Landlord-Tenant Handbook that summarizes these rules and is a useful starting point. The handbook is educational and not a substitute for legal advice.
How much can a Georgia landlord charge?
Georgia’s current landlord-tenant guidance states that a security deposit cannot exceed two months’ rent.
The lease should clearly state the amount collected and any separately identified fees so both parties understand what is refundable and what is not.
When must a security deposit be placed in escrow?
Georgia’s handbook explains that landlords who own more than ten rental units, including units owned by certain family members, or landlords who use a management agent, generally must place security deposits in a qualifying escrow account used only for security deposits or post the required bond with the superior court clerk.
Because facts matter, owners should verify how the law applies to their exact ownership and management structure.
Why the move-in condition record matters
A detailed move-in condition report creates a baseline. Without a clear record, later disagreements about whether damage existed before the tenancy can be harder to resolve.
Good documentation may include written notes and dated photos of walls, floors, appliances, fixtures, doors, windows and other material areas.
What can generally be deducted?
Security deposits may generally be used for lawful charges such as unpaid rent or qualifying damage beyond ordinary wear and tear, subject to the lease and Georgia law.
Ordinary wear and tear is different from damage caused by negligence, carelessness, accident or abuse. The distinction can be fact-specific, which is another reason thorough condition documentation matters.
What happens after move-out?
Georgia DCA guidance explains that owners generally must inspect and prepare a written damage list within the applicable post-move-out period and that tenants have rights related to reviewing the list and inspection process.
DCA’s 2026 guidance also reiterates the general rule that the refundable balance of the security deposit should be returned within 30 days, with a written explanation and itemization when amounts are withheld.
Documentation protects both sides
A strong rental file should include:
- Signed lease and addenda
- Move-in condition report
- Dated move-in photos
- Maintenance requests and completion records
- Notices
- Payment ledger
- Move-out condition report
- Dated move-out photos
- Itemized deduction statement if applicable
- Proof of security-deposit return
Property-management systems reduce preventable disputes
Many deposit disagreements are not caused by complicated law; they are caused by incomplete records, inconsistent inspections or unclear communication. A repeatable management process makes the required steps easier to execute.
Review Coso’s property-management resources for the broader ownership workflow.
Educational notice: This article is a general summary and not legal advice. Georgia landlord-tenant rules can change, and specific leases, property types or facts may alter the analysis. Consult the current statute, DCA handbook and a qualified Georgia attorney when legal advice is needed.