Free Georgia Residential Lease & Rental Agreement Template
Georgia now caps the security deposit at two months’ rent, and it front-loads the paperwork: the tenant must be handed a written list of existing damage before the deposit changes hands. Small landlords are exempt from parts of the article — the rules and the exemption are set out below with their code sections.
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Georgia rules landlords must follow
- Security deposit cap Two months’ rent
“No landlord shall demand or receive a security deposit in an amount that exceeds the equivalent of two months’ rent.” The cap is a flat statutory ceiling and does not vary with the tenant’s credit, pets or length of term.
- Deposit return deadline 30 days
“Within 30 days after obtaining possession of the premises as provided in subsection (b) of Code Section 44-7-33, a landlord shall return to the tenant the full security deposit.” The clock starts from the landlord retaking possession, not from the last day named in the lease — a 2018 amendment replaced the older “within one month” wording with this one.
- Ending a tenancy at will Landlord 60 days · tenant 30 days
“Sixty days’ notice from the landlord or 30 days’ notice from the tenant is necessary to terminate a tenancy at will.” Georgia calls the open-ended arrangement a tenancy at will rather than month-to-month, and the two sides are deliberately not symmetric.
- Move-in list, escrow and the small-landlord exemption List before the deposit · escrow account
“Prior to tendering a security deposit, the tenant shall be presented with a comprehensive list of any existing damage to the premises which shall be for the tenant’s permanent retention,” and within three business days after the lease ends and the premises are vacated the landlord must inspect and compile a second list. A deposit that is held must sit “in an escrow account established only for that purpose,” and the tenant must be told in writing where it is. Code Sections 44-7-31, 44-7-32, 44-7-33 and 44-7-35 do not apply to units owned by a natural person who, with a spouse and minor children, collectively owns ten or fewer rental units, unless an outside party manages them.
O.C.G.A. §§ 44-7-31, 44-7-33(a)–(b), 44-7-36 · second source
Required disclosures
- Lead-based paint (federal)
- For any housing built before 1978, federal law requires the landlord to disclose known lead-based paint and hazards, give the EPA pamphlet “Protect Your Family From Lead in Your Home,” and include a lead warning in the lease. 42 U.S.C. § 4852d; 24 CFR Part 35 / 40 CFR Part 745
Generate a Georgia-ready lease
The generator pre-selects Georgia and defers to these rules for deposits, notice and entry — answer a few questions and download Word & PDF, generated on your device.
FAQ
Georgia lease questions
- How much security deposit can a Georgia landlord charge?
- “No landlord shall demand or receive a security deposit in an amount that exceeds the equivalent of two months’ rent.” The cap is a flat statutory ceiling and does not vary with the tenant’s credit, pets or length of term.
- How long does a Georgia landlord have to return the deposit?
- “Within 30 days after obtaining possession of the premises as provided in subsection (b) of Code Section 44-7-33, a landlord shall return to the tenant the full security deposit.” The clock starts from the landlord retaking possession, not from the last day named in the lease — a 2018 amendment replaced the older “within one month” wording with this one.
- How much notice is required to end a month-to-month lease in Georgia?
- “Sixty days’ notice from the landlord or 30 days’ notice from the tenant is necessary to terminate a tenancy at will.” Georgia calls the open-ended arrangement a tenancy at will rather than month-to-month, and the two sides are deliberately not symmetric.
- Is this legal advice?
- No. Free Contract Generator provides self-help templates and general information, not legal advice, and no attorney-client relationship is created. Landlord-tenant law is state- and city-specific and changes; confirm the current rules and consult a licensed attorney for your situation.
Rules on this page were checked against the official source cited beside each item on September 6, 2026. Laws change — confirm the current rule before you rely on it. This page is general information, not legal advice.