The Georgia Landlord–Tenant Handbook: What Property Owners Need to Know
The Georgia Department of Community Affairs publishes an official Landlord–Tenant Handbook covering the state laws that govern rentals. Below is a plain-English summary for property owners, plus a free download of the full handbook.
What the Handbook Covers
The handbook is the state's official reference on residential rentals in Georgia. It is not a substitute for legal advice, but it lays out the rules both landlords and tenants are expected to follow. Key sections include:
- Leases and rental agreements — what they must and cannot contain
- Security deposits — collection, holding, deductions, and return
- Repairs and habitability — the landlord's duty to keep the premises in repair
- Access to the property and tenant privacy
- Notices to vacate and lease termination
- The dispossessory (eviction) process in Magistrate Court
- Writs of possession and set-outs
Security Deposits
Georgia limits how deposits can be held and requires an itemized list of damages within 30 days of move-out. Owners of more than 10 units (or those who use management companies) must place deposits in a separate escrow account and provide a written move-in condition report.
Repairs & Habitability
O.C.G.A. § 44-7-13 requires landlords to keep the premises in repair. Documenting repair requests and responses in writing protects the owner if a tenant later raises habitability as a defense in a dispossessory action.
Notice to Vacate & Dispossessory
Georgia requires a demand for possession before filing a dispossessory. For non-payment cases, this is commonly served as a 3-day notice. Once demand is refused, the owner files in Magistrate Court, the tenant is served, and — if the court rules for the owner — a Writ of Possession is issued.
Related reading: How to Post a 3-Day Notice in Georgia and Georgia Eviction Set-Out Services: Timeline & Pricing.
Writs of Possession & Set-Outs
Once a writ is issued, the marshal or sheriff schedules a set-out. A labor crew meets law enforcement at the property, removes belongings to the curb, and secures the unit so the owner regains legal possession. Reliable Property Experts provides metro Atlanta set-out labor as flat-rate crew packages starting at $445 for up to 1 hour or $595 for up to 2 hours on site.
Need Set-Out Labor?
We handle the set-out step of a Georgia eviction across Fulton, DeKalb, Cobb, Gwinnett, and Clayton counties.
This article is educational and not legal advice. The Georgia Landlord–Tenant Handbook is published by the Georgia Department of Community Affairs. Consult a licensed Georgia attorney for guidance on a specific situation.