Georgia Security Deposit Return Letter

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Name(s)]]
[[Tenant Forwarding Address]]
[[City]], Georgia [[ZIP Code]]

FROM: [[Landlord or Property Manager Full Name]]
[[Landlord Mailing Address]]
[[City]], Georgia [[ZIP Code]]
Phone: [[Landlord Phone Number]] | Email: [[Landlord Email Address]]

RE: Return of Security Deposit, [[Rental Property Address]], [[City]], Georgia [[ZIP Code]], -

Georgia law (O.C.G.A. § 44-7-34) requires a landlord to return a tenant's security deposit, or provide a written itemized statement of any deductions together with payment of any remaining balance, within 30 days after the landlord obtains possession of the premises following termination of the tenancy. The deposit must be held in a separate escrow account (see O.C.G.A. § 44-7-31). There is no statutory cap on the amount of security deposit that may be required. Failure to comply with the return or statement requirement within the statutory period forfeits the landlord's right to retain any portion of the deposit for deductions., -

Pre-Departure Inspection Offer (Best Practice)

Georgia law does not mandate a formal pre-move-out inspection. However, offering the tenant an opportunity to inspect the premises prior to vacating is strongly recommended to document condition, allow tenant to address issues, and minimize disputes over deductions.

PRE-DEPARTURE INSPECTION OFFER

Date: [[Date of Letter]]

Dear [[Tenant First Name(s)]],

Your tenancy at the Premises is scheduled to end on [[Lease End / Vacate Date]]. To help ensure an accurate final accounting and to allow you the opportunity to address any correctable conditions, I offer you the chance to participate in a joint pre-departure inspection of the Premises.

If you would like to schedule this inspection, please contact me no later than [[Inspection Request Deadline, e.g. three (3) days before move-out date]].

Whether or not an inspection occurs, a full accounting of your security deposit will be provided within the time required by law.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Name]]
[[Title (e.g. Landlord / Property Manager)]], -

Part I, Security Deposit Return Letter (Full Return, No Deductions)

SECURITY DEPOSIT RETURN LETTER, FULL RETURN
STATE OF GEORGIA
O.C.G.A. § 44-7-34

Dear [[Tenant First Name(s)]],

Your tenancy at [[Rental Property Address]], [[City]], Georgia [[ZIP Code]], terminated on [[Move-Out / Possession Delivery Date]]. You delivered possession and returned all keys on [[Key Return Date]]. You provided your forwarding address on [[Forwarding Address Receipt Date]].

After inspecting the Premises, no deductions are being made from your security deposit.

Enclosed is a check payable to [[Tenant Full Name(s)]] in the amount of $[[Security Deposit Amount]], representing the full return of your security deposit.

Check No.: [[Check Number]]
Check Date: [[Check Date]]
Payable To: [[Tenant Full Name(s)]]

This letter constitutes the landlord's complete accounting of your security deposit as required by O.C.G.A. § 44-7-34.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Name]]
[[Title]]
[[Date Signed]], -

Part II, Security Deposit Return Letter with Itemized Deductions

SECURITY DEPOSIT RETURN LETTER, ITEMIZED STATEMENT OF DEDUCTIONS
STATE OF GEORGIA
O.C.G.A. § 44-7-34

Dear [[Tenant First Name(s)]],

Your tenancy at [[Rental Property Address]], [[City]], Georgia [[ZIP Code]], terminated on [[Move-Out / Possession Delivery Date]]. You vacated the premises and returned all keys on [[Key Return Date]]. You provided your forwarding address on [[Forwarding Address Receipt Date]].

Under O.C.G.A. § 44-7-34, I am required to provide this written, itemized statement of deductions and return any remaining balance within 30 days after obtaining possession of the Premises. This letter and the enclosed accounting fulfill that obligation.

Section A, Deposit Summary

Section B, Itemized Deductions

Georgia law permits a landlord to deduct from the security deposit only amounts for:

1. Unpaid rent owed through the final day of the tenancy.

2. Damage to the premises beyond ordinary wear and tear caused by the tenant, household members, or guests (including negligence, carelessness, accident, or abuse).

3. Cleaning costs necessary to restore the premises to the condition at the start of the tenancy, to the extent the tenant did not maintain that standard.

4. Other charges specifically authorized by the rental agreement, provided they are expressly stated in the lease.

Ordinary wear and tear is not deductible. Examples of ordinary wear and tear include minor scuffs, small nail holes from standard picture hanging, gradual fading, and carpet indentations from normal furniture use.

Deduction Line Items:

Section C, Supporting Documentation

Copies of receipts, invoices, or written estimates supporting the deductions above are enclosed or available upon request. Best practice is to obtain at least one written invoice or estimate per deduction and to retain dated move-in and move-out photographs.

Section D, Balance Returned or Balance Due

IF a balance is owed to the tenant:

Enclosed is a check payable to [[Tenant Full Name(s)]] in the amount of $[[Deposit Balance Returned]].

Check No.: [[Check Number]]
Check Date: [[Check Date]]

IF deductions exceed the deposit (balance due from tenant):

The total itemized deductions of $[[Total Deductions]] exceed your deposit of $[[Total Deposit Held]]. The entire deposit has been applied. An additional balance of $[[Balance Owed by Tenant]] remains due.

Please remit payment by [[Payment Due Date (e.g. 14 days from this letter)]] to:

[[Landlord or Property Manager Full Name]]
[[Payment Address]]
[[City]], Georgia [[ZIP Code]]

Section E, Forwarding Address and Statutory Warning

Tenant's Forwarding Address Used:
[[Tenant Forwarding Address]], [[City]], Georgia [[ZIP Code]]

If incorrect, notify the landlord immediately.

Important Notice: Under O.C.G.A. § 44-7-34, if the landlord fails to return the deposit or provide the required itemized statement within 30 days, the landlord forfeits the right to retain any portion of the deposit. Wrongful withholding may also expose the landlord to liability for damages up to three times the amount wrongfully withheld plus attorney fees in a court action.

If you believe any deduction is improper, contact the landlord in writing or consult an attorney.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Name]]
[[Title (e.g., Landlord / Property Manager)]]
[[Date Signed]]

Enclosures:
- [ ] Check (if applicable)
- [ ] Itemized receipts / invoices / estimates
- [ ] Move-in / move-out inspection checklist and photos (recommended), -

Part III, Delivery and Service

The security deposit return letter and any enclosed check should be sent to the tenant's forwarding address or last known address. Recommended methods that create a record:

1. Certified Mail, Return Receipt Requested (strongly recommended for proof).

2. First-Class Mail with tracking.

3. Hand delivery with signed acknowledgment.

4. Other method permitted by the lease or court rules.

The 30-day period runs from the date the landlord obtains possession (typically the date keys are returned and premises are surrendered) and the tenant has provided a forwarding address., -

Part IV, Completing the Letter, Step-by-Step

1. Document the exact move-out date, key return date, and date the forwarding address was received.

2. Perform a thorough move-out inspection using the original move-in checklist. Take dated photographs of any claimed damage before repairs.

3. Obtain written invoices, receipts, or estimates for every deduction. Do not estimate without support.

4. Calculate totals and prepare the itemized table. Exclude ordinary wear and tear.

5. Prepare the check for any balance due to tenant. Verify the amount.

6. Assemble all enclosures, including copies of supporting documents.

7. Mail or deliver the complete package within 30 days using a method that provides proof.

8. Retain copies of the letter, enclosures, proof of mailing, and all supporting records for at least three years., -

Part V, Georgia Security Deposit Statutory Reference Table

Part VI, Additional Notes and Exhibits

Exhibit A: Copy of the relevant lease or rental agreement sections addressing security deposit.

Exhibit B: Move-in / Move-out Condition Checklist.

Exhibit C: Photographs documenting condition at move-in and move-out.

Exhibit D: Rent ledger showing any unpaid amounts claimed.

Exhibit E: Contractor or cleaning invoices supporting deductions.

Record Retention: Keep all records for a minimum of three (3) years after the tenancy ends.

This document is a template example and not professional legal advice. Verify all information against current Georgia statutes and consult qualified counsel for specific situations. Figures, deadlines, and requirements must be confirmed for the applicable facts and kept current with any legislative changes., -

Landlord Acknowledgment of Compliance

I certify that the security deposit for the above tenancy was held in accordance with Georgia law and that this accounting is true and complete to the best of my knowledge.

___________________________________
Signature
[[Date]], -

(End of Georgia Security Deposit Return Letter)