Landlord Not Returning Security Deposit in Georgia: What to Do

Your Georgia Landlord Missed the Deadline: Here's What to Do

Under O.C.G.A. §44-7-34, your landlord had 30 days to return your deposit after move-out. If that window has passed, you have legal options, and the law is on your side.

1
Check the deadline
Your Georgia landlord had 30 days after your move-out date to return your deposit. If that window has passed without a full refund or a proper itemized statement, you likely have a valid claim.
2
Gather your documentation
Collect your lease, move-in and move-out photos, any written communications with your landlord, and your forwarding address record. The more documentation you have, the stronger your position.
3
Run a free analysis
Use our free tool to input your situation. We'll analyze your claim against O.C.G.A. §44-7-34 and tell you exactly what violations occurred, how much you may be owed (including up to 3× your deposit), and how much time you have left to act.
4
Send a demand letter
A formal demand letter citing the specific statute often prompts landlords to pay without going to court. Our $19 package generates a personalized letter referencing O.C.G.A. §44-7-34 and calculates exactly what you're owed.
5
File in small claims if needed
If your landlord ignores the demand letter, Georgia small claims court handles disputes up to $15,000. No attorney is required. Filing fees are typically under $100, and judges regularly rule in tenants' favor on clear deadline violations.

Georgia Penalty: Potentially up to 3x your deposit

If your landlord missed the deadline, you may be entitled to up to 3x the amount wrongfully withheld under O.C.G.A. §44-7-35, on top of recovering your full deposit.

Legal Reference

Wear & Tear Protected

Primary StatuteO.C.G.A. §44-7-34

Penalty StatuteO.C.G.A. §44-7-35

Small Claims Limit$15,000

Statute of Limitations4 years

Questions

Common questions answered.

Your Georgia landlord has 30 days after your move-out date to return your security deposit along with an itemized statement of any deductions. This deadline is set by O.C.G.A. §44-7-34.

If your landlord misses the 30-day deadline, you may be entitled to up to 3× the amount wrongfully withheld under O.C.G.A. §44-7-35. The penalty applies when your landlord acted in bad faith.

No. Georgia law under O.C.G.A. §44-7-34 explicitly prohibits landlords from deducting for normal wear and tear. This includes faded paint, minor scuffs, small nail holes, and carpet thinning from regular use. Deductions must be for actual damage beyond what normal living causes.

If the 30-day deadline under O.C.G.A. §44-7-34 has passed, you can: (1) send a written demand letter citing the statute and the potential 3x penalty, (2) file in Georgia small claims court (up to $15,000), or (3) contact a tenant rights organization. Most cases settle after a formal demand letter.

No. Once the 30-day deadline has passed under O.C.G.A. §44-7-34, your landlord cannot retroactively extend it. The penalties for missing the deadline apply regardless of the landlord's reasons.

Georgia Landlord Not Returning Security Deposit

Your Georgia Landlord Missed the Deadline: Here's What to Do

Georgia Penalty: Potentially up to 3x your deposit

Common questions answered.

Find Out What Your Georgia Landlord May Owe You.