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Security deposits · GA
Last updated October 13, 2026
You moved out, cleaned up, handed back the keys, and the deposit still hasn't shown up. Or it did, minus a list of charges that don't add up. Here is what Georgia law says about that, in plain terms, with the statute so you can check it yourself.
30 days after the tenancy ends.
Give the landlord your new address in writing when you hand back the keys. Even where the law doesn't strictly require it, it removes the easiest excuse for a late refund.
A landlord who improperly keeps part of the deposit owes three times that amount plus reasonable attorney's fees, unless they prove it was an honest mistake.
That is the part that tends to move a landlord. Plenty of them hold on to a deposit simply because nobody asks twice. A short letter that names the statute and the penalty changes the math for them: paying you now is usually cheaper than risking the penalty in small claims court.
Unpaid rent, and damage beyond normal wear and tear. Faded paint, light carpet wear and a few small nail holes after a long tenancy are the classic examples of wear and tear. A broken door or a large stain is damage. If the deductions are vague ("cleaning, $400") ask for the itemized list and receipts. Whether you're entitled to one, and how detailed it must be, depends on the statute above.
The deposit itself is capped in Georgia: two months' rent. If you paid more than that, the overpayment is part of what you can ask for.
Dear [landlord],
I moved out of [address] on [date] and returned the keys. My security deposit of $[amount] has not been returned, and I have not received an itemized list of deductions within 30 days the law allows.
Ga. Code §§ 44-7-30 to 44-7-37 sets out when a landlord in Georgia must return a deposit and what happens when they don't. I'd rather settle this directly than in court.
Please pay $[amount] to me at [forwarding address] within 10 days of this letter. If I don't receive it by then, I will file a claim in small claims court and ask for everything the statute allows.
Sincerely,
[your name]
The generator fills this in with your actual numbers and dates, adjusts the tone, and gives you a PDF or an email ready to send.
Write my Georgia demand letter →30 days after the tenancy ends.
Two months' rent.
A landlord who improperly keeps part of the deposit owes three times that amount plus reasonable attorney's fees, unless they prove it was an honest mistake.