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Make your Georgia lease
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Georgia Residential Lease Agreement
1. Parties
This Residential Lease Agreement (the "Lease") is between ("Landlord") and ("Tenant"). If more than one person signs as Tenant, each of them is fully responsible for all of Tenant's obligations under this Lease.
2. Property
Landlord rents to Tenant the residence at (the "Property"), including (parking, storage, appliances or furniture included, if any).
3. Term
This Lease begins on and ends on . If Tenant stays after the end date with Landlord's written consent, the tenancy continues from month to month on the same terms unless the parties sign a new lease or the law where the Property is located provides otherwise.
4. Rent
Tenant will pay rent of per month, in advance, on or before the day of each month, by .
If this Lease starts on a day other than the rent due day, rent for the first partial month is , calculated by dividing the monthly rent by the number of days in that month and multiplying by the number of days Tenant has the Property.
5. Late charges and returned payments
If rent is not received in full within days after it is due, Tenant will pay a late charge of . Tenant will pay for any payment returned unpaid by the bank. No late charge or fee will be more than the law where the Property is located allows.
6. Security deposit
Tenant will pay a security deposit of before moving in. Landlord will hold, apply and return the deposit as required by the law where the Property is located. After Tenant moves out, Landlord will return the deposit, less any lawful deductions with a written itemized list, within the time that law requires. Tenant may not use the deposit as the last month's rent without Landlord's written consent.
7. Occupants and use
Only Tenant and these people may live at the Property: . Tenant will use the Property only as a private residence, follow all laws, and not disturb neighbors.
8. Utilities
Tenant will pay for these utilities and services: . Landlord will pay for all other utilities and services, if any, that serve the Property.
9. Pets
Pets allowed (describe, or write "none"): Pet deposit, if any: . This does not limit assistance animals that Landlord must allow under fair housing law.
10. Smoking
Smoking rules:
11. Maintenance and repairs
Tenant will keep the Property clean and safe, use appliances and fixtures properly, and promptly report any needed repairs to Landlord in writing. Landlord will make repairs the law requires. Tenant will pay for damage caused by Tenant, other occupants or guests, beyond normal wear and tear.
12. Alterations and locks
Tenant will not paint, make alterations, or add or change locks without Landlord's written consent.
13. Landlord entry
Landlord may enter the Property at reasonable times to inspect, make repairs or show it, after giving Tenant at least hours' notice, or any longer notice the law requires. Landlord may enter without notice in an emergency.
14. Subletting and assignment
Tenant will not sublet the Property or assign this Lease without Landlord's written consent.
15. Moving out
When this Lease ends, Tenant will leave the Property clean and in the same condition as at move-in except for normal wear and tear, return all keys, and give Landlord a forwarding address in writing.
16. Security deposit (Georgia)
The security deposit is no more than two months' rent. Landlord will return it, less lawful deductions, within thirty days after Tenant moves out.
If Landlord owns more than ten rental units (counting units owned by a spouse or children) or uses a management agent: the deposit is held in a bank escrow account used only for security deposits, or a bond is posted with the superior court clerk, at ; before accepting the deposit Landlord gave Tenant a list of existing damage, which Tenant inspected and both signed; and Landlord will inspect within three business days after the Lease ends and give Tenant a signed list of any damage with its estimated cost.
17. Flooding
☐ The Property has flooded at least three times in the past five years and the flooding damaged the living space: . ☐ Landlord knows of no such flooding.
18. Owner and agent
Owner, or agent authorized to receive notices: . Property manager: . Landlord will tell Tenant of any change.
19. Disclosures
Was the Property built before 1978? If yes, the federal lead-based paint disclosure, signed by both parties, is attached, and Tenant received the EPA pamphlet Protect Your Family From Lead in Your Home.
Other disclosures or addenda attached:
20. Notices
Notices to Landlord go to: . Notices to Tenant go to the Property address, or to any other address Tenant gives Landlord in writing.
21. Governing law and entire agreement
This Lease is governed by the law of Georgia, where the Property is located. If any part of this Lease is invalid or conflicts with that law, that part is limited to what the law allows and the rest of the Lease stays in effect. This Lease, with any attached addenda, is the entire agreement. Any change must be in writing and signed by Landlord and Tenant.
22. Additional terms
Signatures
This free lease agreement template for Georgia covers the rules every Georgia landlord must follow and the extra ones for larger owners. Fill in the form and the lease builds itself; if the deposit is more than two months' rent, the form tells you.
The Georgia deposit cap and the 10-unit line
Georgia now limits deposits: "A landlord cannot require a security deposit that is an amount more than two (2) months rent." (DCA handbook). On a $1,650 rental that is at most $3,300. Other duties depend on how many units you own.
For larger owners, the handbook says the landlord "must give you a complete list of the existing damage before accepting the security deposit" (DCA handbook). Small owners are not required to, but doing it anyway with our move-in checklist is the easiest way to support deductions later.
Georgia lease rules at a glance
| Rule | Georgia | Source |
|---|---|---|
| Security deposit limit | No more than two months' rent | DCA handbook |
| Deposit return | Within 30 days, if the tenant gave proper notice and owes nothing | DCA handbook |
| Escrow account | Owners of more than 10 units or using a manager: escrow account or bond, with written notice of where | DCA handbook |
| Move-in damage list | Same owners: complete list before accepting the deposit, signed by both | DCA handbook |
| Move-out inspection | Same owners: within 3 business days, signed list with estimated costs | DCA handbook |
| Flooding | Written notice before the lease if the property flooded 3+ times in 5 years and damaged the living space | DCA handbook |
| Landlord entry | Set by the lease | DCA handbook |
| Tenancy at will | Landlord gives 60 days' notice; tenant gives 30 | DCA handbook |
| Before an eviction filing for rent | Written notice to pay at least 3 business days before filing | DCA handbook |
From the Georgia Department of Community Affairs Landlord Tenant Handbook (revised 8-29-24), read November 2, 2026. The handbook summarizes Georgia law; the official code text is published by a vendor. A template, not legal advice.
Flood history, owner details and access
If the home "has flooded at least three (3) times in the past five (5) years and damaged the living space," you must tell the applicant in writing before the lease (DCA handbook). The lease above has a checkbox for it. Give the tenant the name and address of the owner or agent who receives notices (DCA handbook). Georgia sets no statewide entry notice period, so the lease's entry clause is what governs (DCA handbook).
When the lease ends
If the tenant stays on after the term with your consent and you keep taking rent, the tenancy becomes a tenancy at will. Then you need "sixty (60) days’ notice" to end it, and the tenant needs 30 days (DCA handbook). For unpaid rent, a written notice to pay must go out at least three business days before you file (DCA handbook). Georgia also presumes retaliation for some landlord actions taken "within three (3) months" of a tenant's protected complaint.
Steps for a GA lease agreement
- Set the deposit at or below two months' rent.
- If you own more than 10 units or use a manager, fill in the escrow details and do the signed move-in list before taking the deposit.
- Tick the flooding box honestly.
- Sign two copies; name the owner or agent for notices.
- When the tenant moves out, inspect and return the deposit within 30 days with the deposit return letter.
Renting month to month instead? Start from the month-to-month lease. The general version is our lease agreement template.
Frequently asked questions
What is the maximum security deposit in Georgia?
Two months' rent. The Georgia Department of Community Affairs handbook states a landlord cannot require more.
How long does a Georgia landlord have to return a deposit?
30 days after the tenant moves out, if the tenant gave proper notice and owes nothing, less lawful deductions for damage beyond normal wear and tear.
Do small Georgia landlords need an escrow account?
Not under the handbook's summary. The escrow account and formal move-in and move-out inspections apply to owners of more than 10 units or those using a management agent.
How much notice must a Georgia landlord give to end a tenancy at will?
60 days. A tenant ends a tenancy at will with 30 days' notice.
Does a Georgia lease need a flood disclosure?
Yes, in writing before the lease, if the property flooded at least three times in the past five years and the flooding damaged the living space.