Georgia renters insurance and security deposit guide

Short answer: In Georgia, your landlord's policy covers the building, not your belongings or liability. When you move out, O.C.G.A. §44-7-34 requires the landlord to return the full security deposit within 30 days after obtaining possession. If they keep any part, they must give you a written statement of the exact reasons, including the comprehensive damage list required by §44-7-33 for damage claims, along with the balance. Ordinary wear and tear can't be deducted.

This guide is general information for Georgia renters. It isn't legal advice, and local ordinances can add rules. Your lease and policy wording control.

What a renters policy does (and what your landlord's policy doesn't)

Your landlord's insurance covers the building, not your belongings or your liability. A renters policy (often called HO-4) typically includes three parts:

• Personal property: your belongings, at actual cash value or replacement cost depending on what you choose.
• Personal liability: if you accidentally injure someone or damage someone else's property. See how much renters liability coverage you need.
• Loss of use: extra living costs if a covered loss makes your unit unlivable.

Standard renters policies generally exclude flood. Renters can buy NFIP contents coverage; see FloodSmart. Questions about roommates: whether renters insurance covers roommates. More on coverage: renters insurance.

Step 1: The 30-day return

Under O.C.G.A. §44-7-34, as summarized in the Georgia DCA Landlord-Tenant Handbook:

• The landlord must return the full deposit within 30 days after obtaining possession of the premises.
• No deposit can be kept for ordinary wear and tear, absent negligence, carelessness, accident or abuse.
• If the landlord keeps any portion, they must give a written statement of the exact reasons, including the comprehensive list of damages under §44-7-33 if the reason is damage. The statement must come with payment of the balance.
• Mailing it first-class to your last known address counts as compliance, so give the landlord your new address.

The landlord may still retain amounts for unpaid rent, late fees, abandonment, unpaid utilities, unpaid pet fees, and actual damages from your breach (with an effort to mitigate).

Step 2: Do your own move-out record

Under O.C.G.A. §44-7-33 (see the Georgia DCA Landlord-Tenant Handbook), landlords who own more than ten rental units (counting units owned by a spouse or children) or who use a management agent must follow formal inspection rules. Before you pay a deposit you must get a move-in list of existing damage, and you can inspect the unit to check it. After you move out, the landlord must inspect and compile a damage list within 3 business days, and you can ask to inspect the premises and the list within 5 business days. If you disagree, state your dissent specifically in writing and sign it. If you're present and sign the list or don't dissent, you may lose the right to dispute those items, as long as the list told you about your duty to sign or dissent. Photograph every room at move-in and move-out.

Step 3: Storms and liability

Georgia renters face severe thunderstorms, tornadoes and, near the coast, hurricanes. A renters policy covers your belongings for covered wind and fire losses, and loss of use if the unit becomes unlivable. Flood needs separate coverage; see FloodSmart.

Questions? Contact Alishahi Insurance or call (877) 711-4545. See insurance in Georgia.

Frequently asked questions

Alishahi Insurance · 439 N Canon Dr, Penthouse, Beverly Hills, CA 90210 · (877) 711-4545 · CA License #4348151. General information only. This isn't legal, tax or financial advice or a coverage determination. Coverage depends on policy language and underwriting, and rules vary by state.