Atlanta Landlord FAQ

Your core duties are to keep the rental safe and habitable, make necessary repairs, comply with building and safety codes, give reasonable notice before entry, handle the security deposit properly, follow the legal eviction process, and treat all applicants and tenants fairly under fair-housing law.

Georgia's landlord-tenant relationship is governed mainly by Title 44 of the Official Code of Georgia Annotated, which covers security deposits, the dispossessory (eviction) process, and landlord and tenant obligations. The specifics change over time, so confirm current law with a Georgia attorney.

A written lease isn't strictly required for every tenancy, but it is strongly recommended. A clear, written lease — commonly a 12-month term — sets expectations on rent, maintenance, and renewal, and protects both parties if a dispute arises.

Yes. Georgia landlords commonly require tenants to carry renters insurance as a condition of the lease, which can protect the tenant's belongings and reduce disputes over liability.

Apply the same written, objective criteria — income, credit, rental history, employment, and background — to every applicant, set before you list the home. Consistency produces better tenants and protects you from fair-housing claims. Professional tenant placement exists largely to get this right.

You cannot base a decision on a protected class. Federal fair-housing law protects race, color, national origin, religion, sex, familial status, and disability, and other protections may apply. Screen on objective financial and rental-history criteria only.

Consistent, documented screening is the single biggest lever. Verifying income and employment, checking credit and payment history, contacting prior landlords, and running a background check on every applicant dramatically lowers the risk of non-payment and turnover.

Georgia does not set a statutory cap on the security-deposit amount. However, the law regulates how deposits must be documented, held, and returned, so the amount is only part of your obligation.

Georgia law generally requires the deposit, minus any lawful deductions, to be returned within one month after the tenant moves out, along with an itemized statement of any amounts withheld. Confirm the current timeframe and procedure with a Georgia attorney.

Certain Georgia landlords are required to hold deposits in an escrow account or post a surety bond, and the requirement depends on factors like how many units you own and whether you self-manage. Because the thresholds are specific, verify your obligation with a Georgia attorney.

You can deduct from a deposit for damage beyond normal wear, but not for ordinary aging. Documented move-in and move-out inspections with photos are what make a fair, defensible deposit decision possible.

A move-out inspection is a documented walkthrough after the tenant vacates, compared against the move-in record to determine what is normal wear versus tenant-caused damage — the basis for fair deposit handling.

Eviction follows the dispossessory process: you make a demand for possession, and if it isn't satisfied, file a dispossessory action in the county magistrate court. After any hearing, if you prevail and the tenant still won't leave, the court can issue a writ of possession. Our Atlanta landlord guide explains the steps.

No. Self-help eviction — changing the locks, removing belongings, or shutting off utilities to force a tenant out — is not permitted in Georgia. You must use the dispossessory court process.

It depends on the tenancy and the reason. For a month-to-month (at-will) tenancy in Georgia, a landlord generally must give 60 days' notice to terminate, while a tenant gives 30 days. Lease terms and the situation affect notice, so verify specifics.

Raise rent at renewal or, for a month-to-month tenancy, with proper notice under the lease and Georgia law. Base the increase on current market comps and communicate early — a modest increase that keeps a reliable tenant usually beats a steep one that triggers a costly turnover.

Georgia does not have a statewide rent-control law capping increases, so the amount is generally set by the market and the lease. You must still provide proper notice and cannot use a rent increase to retaliate or discriminate.

You're responsible for keeping the property safe and habitable and making necessary repairs to structure, systems, and code-required items. Tenants are typically responsible for damage they cause. Our maintenance service handles this for owners.

An early lease break is a breach, and the lease and Georgia law govern the remedies, which may include responsibility for rent until the unit is re-rented. Landlords generally must make reasonable efforts to re-rent rather than let it sit.

Reach out well before the lease expires, decide on any market-based rent adjustment, and give the tenant clear options and timelines. Planning ahead avoids an accidental month-to-month tenancy and supports retention.

If you want to avoid the legal and operational risk of screening, deposits, maintenance, and evictions — or you own from out of state — a professional manager handles these correctly and consistently. Compare in our property management overview.