Georgia Security Deposit Demand Letter (O.C.G.A. § 44-7-34)
Moved out and still waiting on your deposit? A clear, written demand is usually the first step — and often the last one needed. Answer the questions below and your letter fills itself in as you type.
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[Your forwarding address]
October 15, 2026
[Landlord or property manager name]
Re: Demand for return of security deposit — [Rental address]
Dear [Landlord or property manager name],
I was a tenant at [Rental address] and moved out on [Move-out date]. At the start of my tenancy I paid a security deposit of [Deposit amount ($)]. So far none of my deposit has been returned, and I have not received an itemized statement of deductions.
Under Official Code of Georgia § 44-7-34, a landlord must return the security deposit, or the balance with a written statement listing the exact reasons for any amount kept, within 30 days after obtaining possession of the premises. Based on my move-out date, that deadline was [Move-out date].
Please send [Deposit amount ($)] to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 29, 2026, I intend to file a claim in small claims court, where I may ask for three times the amount improperly withheld, plus reasonable legal fees.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
[Your full name]
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How security deposits work in Georgia
Georgia landlords must return the security deposit within 30 days after obtaining possession of the unit. No part of the deposit can be kept for ordinary wear and tear, and the landlord must account for each deduction. If the landlord keeps any money, the remaining balance and a written statement of the deductions must be sent within the same 30 days. Deposits are also capped at two months' rent.
Landlords who own more than ten units, or who use a management agent, must inspect the unit within three business days after the tenancy ends and prepare a signed list of any damage; the tenant then has five business days to inspect and sign the list or note in writing the items they dispute. The refund and statement go to the tenant's last known address. If that mail comes back undeliverable and the landlord can't find the tenant after a reasonable effort, the money belongs to the landlord 90 days after mailing, so make sure your address is current.
A landlord who owns more than ten units or uses a management agent and wrongfully withholds deposit money can owe three times the amount withheld, plus reasonable legal fees, unless it proves the withholding was a mistake that happened despite reasonable procedures to avoid it. Every landlord, regardless of size, must follow the 30-day return rule. Magistrate court hears claims up to $15,000.
What to do, step by step
Fill in your details
Answer the questions above. Your letter updates live as you type, so you can check every detail before you send it.
Send it in a way you can prove
Mail the letter by certified mail with return receipt and keep the receipt. If your lease lists an email address for notices, send a copy there too.
Wait for a reply
Give your landlord the 14 days stated in the letter. For reference, Georgia's own deadline under O.C.G.A. § 44-7-34 is 30 days after move-out.
Gather your evidence
Collect your lease, move-in and move-out photos, any inspection checklist, rent receipts and every message about the deposit.
File in small claims if needed
If the deposit still doesn't come back, you can file in small claims court (Georgia limit: $15,000 (magistrate court)). Bring this letter and your proof of mailing.
What if the landlord ignores the letter?
Silence doesn't end the matter. Your letter creates a dated record that you asked for the deposit back and gave a reasonable deadline — exactly what a small claims judge will want to see.
In Georgia, the rules are set out in Official Code of Georgia §§ 44-7-30 to 44-7-37. If a landlord keeps a deposit without following them, a court may award three times the amount improperly withheld, plus reasonable legal fees.
Small claims court is designed for people representing themselves: filing fees are modest, forms are short, and hearings are informal. In Georgia the limit is $15,000 (magistrate court), which covers nearly every deposit dispute.
Example Georgia security deposit demand letter
A filled-in sample with made-up details, so you can see the finished result.
Jordan Rivera
88 Pine Ave, Springfield
October 5, 2026
Oakview Property Management
500 Market St, Suite 200, Springfield
Re: Demand for return of security deposit — 123 Elm St, Apt 4B, Springfield
Dear Oakview Property Management,
I was a tenant at 123 Elm St, Apt 4B, Springfield and moved out on August 31, 2026. At the start of my tenancy I paid a security deposit of $1,800.00. So far you have returned $300.00, leaving $1,500.00 outstanding.
Under Official Code of Georgia § 44-7-34, a landlord must return the security deposit, or the balance with a written statement listing the exact reasons for any amount kept, within 30 days after obtaining possession of the premises. Based on my move-out date, that deadline was September 30, 2026.
I returned all keys on August 31 and took dated photos of every room, which show the unit clean and undamaged apart from normal wear and tear.
Please send $1,500.00 to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 19, 2026, I intend to file a claim in small claims court, where I may ask for three times the amount improperly withheld, plus reasonable legal fees.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
Jordan Rivera
Frequently asked questions
How long does a Georgia landlord have to return a deposit?
30 days after the landlord gets possession of the unit back. If any money is kept, the landlord must send the balance and a written statement explaining each deduction within that same 30-day period.
Can I inspect the unit before deductions are final in Georgia?
If your landlord owns more than ten units or uses a management agent, yes. The landlord must prepare a move-out damage list within three business days after you leave, and you have five business days to inspect the unit and sign the list or note in writing the items you disagree with. Deductions you don't dispute on that list are hard to challenge later.
What can I recover if my Georgia landlord wrongfully keeps my deposit?
If the landlord owns more than ten units or uses a management agent, three times the amount improperly withheld, plus reasonable legal fees. The landlord can limit this to the amount withheld by proving the error was unintentional despite reasonable procedures. Smaller landlords who manage their own units still must return the deposit within 30 days.
Which Georgia court handles deposit disputes?
Magistrate court, which hears civil claims up to $15,000. Parties can represent themselves there. Bring your lease, move-in and move-out lists, photos and this letter with proof of mailing.
Do I have to send a demand letter before going to small claims?
Many courts expect you to have asked for the money first, and a written demand is the simplest proof that you did. It also resolves a large share of disputes on its own.
How should I send the letter?
Use a method that gives you proof of delivery, such as certified mail with return receipt. Keep a copy of the letter and the receipt together.
FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.