Moving out of a rental should be a fresh start, not a financial headache. But what happens when your former landlord refuses to return your security deposit—even after you’ve followed all the rules? That’s exactly the problem Naomi faced when she reached out to TrustDALE for advice.

 

She had fulfilled her lease obligations, provided her forwarding address, and expected her deposit to arrive within the 30-day window stated in her lease. But when the deadline passed without a check in sight, she found herself asking: What can I do if my landlord won’t return my security deposit?

 

If you’re in the same boat, the good news is that Georgia law is on your side. Here’s what you need to know—and what you can do—to reclaim what’s rightfully yours.

 

Understanding Georgia’s Security Deposit Law

Georgia has clear legal guidelines when it comes to security deposits. According to state law (O.C.G.A. § 44-7-34), landlords must return security deposits within 30 days of a tenant moving out. However, there are a few important caveats:

  • If there are damages beyond normal wear and tear, the landlord can deduct those costs from the deposit.
  • The landlord must provide an itemized list of deductions in writing within the same 30-day period.
  • If they fail to return the deposit or provide proper documentation, they could be legally required to pay back the full deposit—plus additional damages.

Naomi did everything right—she left her apartment in good condition, provided a forwarding address, and waited. But still, no check. So, what are her next steps?

 

Step 1: Contact the Property Manager in Writing

While a phone call can help gauge a landlord’s willingness to cooperate, a written request is much more powerful. If you haven’t already, send a formal letter or email to the property manager requesting the return of your deposit. Be sure to include:

  • Your name and previous rental address
  • The date you moved out
  • A copy of the lease clause regarding security deposit returns
  • Your forwarding address (again)
  • A deadline for response (e.g., “Please return my deposit within 7 days to avoid legal action.”)

Keep copies of all correspondence. If your landlord does respond but claims deductions, ask for an itemized breakdown and proof (such as repair invoices or photos).

 

Step 2: Escalate If Necessary

If your written request is ignored, it’s time to take things up a notch. Here are your options:

  • File a Complaint: The Georgia Attorney General’s Consumer Protection Division or local tenants’ rights organizations can sometimes mediate disputes.
  • Send a Demand Letter: A formal legal letter, ideally drafted by an attorney, can pressure a landlord to comply.
  • Consider Small Claims Court: If your landlord still won’t budge, Georgia courts allow tenants to file claims for up to $15,000 in damages without needing a lawyer.

Naomi mentioned that a property management representative seemed concerned about her situation. In some cases, that’s all it takes—raising the issue with the right person can get results. But if you’re facing stonewalling, legal action may be the best route.

 

What If My Landlord Is Avoiding Me?

Unfortunately, some landlords rely on tenants giving up. If your calls go unanswered and letters are ignored, you may be dealing with a landlord who illegally withholds deposits to boost their bottom line.

 

Georgia courts have little patience for these tactics. In fact, landlords who wrongfully keep security deposits can be forced to pay tenants three times the amount withheld—plus attorney’s fees. This penalty exists to discourage bad-faith practices, so don’t be afraid to exercise your rights.

 

Final Takeaways: Don’t Let Your Deposit Disappear

If you’re waiting on a deposit that’s past due, here’s your game plan:

  1. Check your lease and state laws—30 days is the legal deadline in Georgia.
  2. Send a formal written request—polite but firm.
  3.  Ask for an itemized list—if deductions are claimed, demand receipts.
  4. Take action if ignored—complaints, legal letters, and small claims court can work in your favor.
  5. Don’t be afraid to escalate—Georgia law penalizes landlords who violate deposit laws.

If you’ve tried all of the above and still can’t get a response, TrustDALE may be able to help. We specialize in consumer advocacy and holding businesses accountable. Reach out to us, and let’s see if we can get results.

 

Have you ever had trouble getting your deposit back? Share your experience in the comments below—your story might help someone else navigate this frustrating process.