Landlord & Housing · free generator
Georgia Security Deposit Demand Letter
You moved out, you left the place in decent shape, and your deposit still has not come back. In Georgia, that is not a judgment call: under Official Code of Georgia Annotated section 44-7-34, your former landlord generally has 30 days to return your deposit or send an itemized statement of deductions. This generator produces a demand letter that cites O.C.G.A. § 44-7-34 by name, states the legal deadline, and puts your landlord on notice that small claims court — where Georgia hears claims up to $15,000 — is the next stop. You do not need perfect English or a lawyer for this; the statute does the arguing. Fill in the blanks below, send it by certified mail, and keep a copy — the letter that cites the actual law is the one that gets answered.
[Date]
[Your former landlord's name]
Re: Demand for return of security deposit — [Rental property address]
Dear [Your former landlord's name],
I am writing to formally demand the return of my security deposit of [Deposit amount] for the property at [Rental property address], which I have vacated and returned to your possession.
Under Official Code of Georgia Annotated section 44-7-34 (O.C.G.A. § 44-7-34), you were required to return my security deposit, or provide a written itemized statement of any lawful deductions, within 30 days. Yes — any retention must come with a written statement of the exact reasons, including the comprehensive itemized damage list required by O.C.G.A. § 44-7-33 when the retention is based on damage, and nothing may be kept for ordinary wear and tear. Deductions for normal wear and tear are not permitted.
As of the date of this letter, I have received neither my deposit nor a lawful accounting for it. Please send the full amount of [Deposit amount] to my forwarding address: [Forwarding address for payment].
If I do not receive payment or a lawful written response within 10 days, I will file a claim in small claims court, where Georgia law allows claims up to $15,000, and I will pursue every remedy available under O.C.G.A. § 44-7-34, including any statutory damages for wrongful retention.
I would prefer to resolve this without litigation. Prompt payment will close the matter.
Sincerely,
[Your full name]
Know your rights
Security deposit law in Georgia
- Return deadline
- 30 days
- Governing statute
- O.C.G.A. § 44-7-34
- When the clock starts
- 30 days after the landlord obtains possession of the premises — i.e., termination plus the tenant's surrender and the landlord's acceptance under O.C.G.A. § 44-7-33(b). Mailing the refund and written statement first-class to the tenant's last known address satisfies the deadline.
- Itemized deductions
- Yes — any retention must come with a written statement of the exact reasons, including the comprehensive itemized damage list required by O.C.G.A. § 44-7-33 when the retention is based on damage, and nothing may be kept for ordinary wear and tear.
- If it's wrongfully kept
- Under O.C.G.A. § 44-7-35, a landlord who fails to return deposit money owed is liable for three times the sum improperly withheld plus reasonable attorney fees, unless the landlord proves the withholding was unintentional and from a bona fide error; a landlord who skips the required damage lists or escrow/bond rules also forfeits the right to keep any portion of the deposit.
- Small claims limit
- $15,000 (Magistrate Court)
Worth knowing: Since July 1, 2024, Georgia's Safe at Home Act (HB 404, O.C.G.A. § 44-7-30.1) caps deposits at two months' rent — before that there was no cap. Covered landlords must give a move-in damage list before taking the deposit and a move-out list within three business days, with the tenant allowed to inspect within five business days after termination. Georgia's consumer-protection guidance notes the escrow and list requirements bind landlords owning more than ten rental units or using a professional manager; smaller landlords still owe the deposit itself. If the refund letter comes back undeliverable, the money becomes the landlord's 90 days after mailing — so put your forwarding address in writing.
Last reviewed August 2026 · General information, not legal advice · Read the statute
Field notes
Three tips before you send
- Send it by certified mail with a return receipt — that dated record is the first exhibit a Georgia small claims judge will ask about. Keep a copy with your move-out photos and lease.
- 30 days after the landlord obtains possession of the premises — i.e., termination plus the tenant's surrender and the landlord's acceptance under O.C.G.A. § 44-7-33(b). Mailing the refund and written statement first-class to the tenant's last known address satisfies the deadline.
- If the deadline has already passed, skip the text-message negotiation. Filing in small claims ($15,000 (Magistrate Court)) usually costs under $75, and most landlords pay between the summons and the hearing.
Other states
Deposit letters for every state
Straight answers
Questions people ask
How long does a landlord have to return a security deposit in Georgia?
30 days after the landlord obtains possession of the premises — i.e., termination plus the tenant's surrender and the landlord's acceptance under O.C.G.A. § 44-7-33(b). Mailing the refund and written statement first-class to the tenant's last known address satisfies the deadline. The governing statute is Official Code of Georgia Annotated section 44-7-34. Yes — any retention must come with a written statement of the exact reasons, including the comprehensive itemized damage list required by O.C.G.A. § 44-7-33 when the retention is based on damage, and nothing may be kept for ordinary wear and tear.
What can I recover if my landlord wrongfully keeps my deposit in Georgia?
Under O.C.G.A. § 44-7-35, a landlord who fails to return deposit money owed is liable for three times the sum improperly withheld plus reasonable attorney fees, unless the landlord proves the withholding was unintentional and from a bona fide error; a landlord who skips the required damage lists or escrow/bond rules also forfeits the right to keep any portion of the deposit. These cases are built for small claims court — the Georgia limit is $15,000 (Magistrate Court), filing fees are modest, and no lawyer is needed.
Anything else Georgia renters should know about deposits?
Since July 1, 2024, Georgia's Safe at Home Act (HB 404, O.C.G.A. § 44-7-30.1) caps deposits at two months' rent — before that there was no cap. Covered landlords must give a move-in damage list before taking the deposit and a move-out list within three business days, with the tenant allowed to inspect within five business days after termination. Georgia's consumer-protection guidance notes the escrow and list requirements bind landlords owning more than ten rental units or using a professional manager; smaller landlords still owe the deposit itself. If the refund letter comes back undeliverable, the money becomes the landlord's 90 days after mailing — so put your forwarding address in writing.
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