Navigating the Eviction Process in Georgia: A Comprehensive Guide

By: ROS Team

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The state of Georgia, located in the heart of the American South, is known for its rich history, vibrant culture, and diverse population. Within this enchanting and dynamic state comes the complex realm of property management, particularly when it involves evictions.

As economic challenges and unexpected circumstances continue to affect individuals and families, it becomes crucial not only from a legal standpoint but also morally imperative­ to comprehend the Georgia eviction process.

In this guide, we’ll delve into the intricacies of the eviction process in Georgia.

Understanding Georgia Eviction Laws:

Eviction is a legal process whereby landlords remove tenants from rental properties. In Georgia, like in other states, specific laws and regulations govern e­viction to protect the rights of both parties involve­d.

For landlords and tenants in Georgia, understanding Georgia Eviction Laws is essential for a smooth and responsible process.

Georgia Eviction Laws
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1. Legal Grounds for Eviction:

Evictions in Georgia can only be carried out for specific reasons, also known as legal grounds. These grounds include:

  • Non-Payment of Rent: If a tenant fails to pay rent on time, the landlord has the right to initiate eviction proceedings.
  • Violation of Lease Terms: If a tenant breaches the terms and conditions of the lease agreement, such as causing disturbances, having unauthorized occupants, or violating pet policies, the landlord can move forward with eviction.
  • Damage to the Property: If a tenant willfully damages the rental property beyond normal wear and tear, the landlord can begin the eviction process.
  • Illegal Activities: Engaging in illegal activities on the rental premises, such as drug-related offenses or criminal behavior, can lead to eviction.


2. Tenant Rights and Protections:

While landlords have the right to evict tenants for valid reasons, Georgia Eviction Laws provide certain protections for tenants:

  • Renters’ Rights Under Eviction Laws in GA: Tenants are entitled to a habitable and safe living environment. Landlords must maintain the property in compliance with health and safety codes.
  • Prohibited Landlord Actions during Eviction: Landlords cannot engage in “self-help” eviction methods, such as changing locks or shutting off utilities. They must follow the legal process.
  • Notifying Tenants about the Eviction Process: Landlords must serve appropriate notices to tenants before proceeding with an eviction. The type of notice depends on the reason for eviction (e.g., Pay or Quit, Cure or Quit, Termination).


Preparing for the Eviction Process:

Once the decision to initiate the eviction process has been made, landlords and Georgia tenants must follow specific steps to ensure a lawful and orderly procedure. Properly serving notice is the first critical step in this process.

Preparing for the Eviction Process
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1. Serving Notice:

Types of Notices:

Depending on the reason for eviction, landlords must provide tenants with appropriate notices:

  • Pay or Quit Notice: Used when a tenant fails to pay rent. The notice gives the tenant a specific period (usually three days) to pay the overdue rent or vacate the premises.
  • Cure or Quit Notice: Issued when a tenant violates lease terms. The tenant is given a set time (often seven days) to correct the violation or vacate.
  • Termination Notice: This notice is served when the landlord wants to terminate the lease agreement without the possibility of remedy. The notice period varies based on the type of lease.


Proper Methods of Serving Notices:

Notices must be delivered to the tenant in a legally acceptable manner. This can include personal delivery, leaving the notice at the tenant’s residence, or sending it by certified mail.

Timelines for Tenant Response:

After receiving the notice, tenants have a specific period to respond or comply. Failure to respond within the stipulated timeframe can lead to further legal action by the landlord.

2. Filing an Eviction Lawsuit:

  • Initiating the Dispossessory Warrant: If the tenant does not respond or comply after receiving the notice, the landlord can proceed by filing a dispossessory warrant with the appropriate court. This initiates the formal eviction lawsuit.
  • Required Documentation and Information: Landlords must provide evidence supporting their claims, such as copies of the lease agreement, notice served, and any communication related to the eviction process.
  • Filing Fees and Court Costs: Filing fees are associated with an eviction lawsuit. These costs can vary, and landlords should be prepared to cover them.


The Court Process:

Once the eviction lawsuit has been initiated through the filing of a dispossessory warrant, the court process in Georgia takes center stage. This phase involves interactions between both parties, presentations of evidence, and decisions made by a judge based on the merits of the case.

Court Process
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1. Summons and Complaint:

Tenant’s Options After Receiving the Summons: Upon receiving the summons and complaint, tenants have several options:

  • Responding to the Complaint: Tenants can submit an answer to the court, addressing the allegations and presenting their side of the story.
  • Requesting a Hearing: Tenants can request a hearing to present their case before a judge. This allows both parties to provide evidence and arguments.


Responding to the Complaint: Tenants must respond within a specific timeframe after being served the summons. Failing to respond can result in a default judgment in favor of the landlord.

Requesting a Hearing: Requesting a hearing gives tenants an opportunity to explain their circumstances, present evidence, and possibly negotiate a resolution with the landlord.

2. Court Hearing:

Presentation of Evidence by Both Parties: At the hearing, the landlord and the tenant can present their side of the story. This may involve presenting documents, witnesses, and testimony to support their claims.

Role of Witnesses and Documentation: Witnesses can testify to the veracity of claims, the condition of the property, or any violations that occurred. Documentation, such as photos, receipts, and communication records, can strengthen the arguments presented.

Judge’s Decision and Possible Outcomes: After considering the evidence and arguments, the judge will make a decision. Possible outcomes include:

  • Judgment for Possession: If the landlord prevails, they may receive a judgment allowing them to regain possession of the property.
  • Judgment for Damages: If there is unpaid rent or damages, the judge may award the landlord monetary compensation.


Execution of Warrant:

Execution of Warrant
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1. Obtaining a Writ of Possession:

After Winning the Case: If the landlord prevails in court and the judge issues a judgment for possession, the next step is to obtain a writ of possession from the court. This document authorizes the landlord to regain possession of the property.

Serving the Writ to the Tenant: The writ of possession must be delivered to the tenant. This notice informs the tenant of the court’s decision and provides a final opportunity to vacate voluntarily.

2. Tenant’s Removal:

Process of Physical Eviction: If the tenant does not voluntarily vacate after receiving the writ of possession, the landlord can proceed with the physical eviction. This typically involves involving law enforcement to ensure a safe and legal process.

Law Enforcement Involvement: Law enforcement officers, such as county sheriffs, are responsible for carrying out the eviction. They will post a notice of eviction, informing the tenant of the date and time of the eviction.

Returning Possession of the Property to the Landlord: Once the eviction has taken place, the landlord regains possession of the property. The tenant must remove their belongings, and the landlord can proceed with any necessary cleaning and repairs.

Post-Eviction Considerations:

Post-Eviction Considerations
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1. Handling Tenant Property:

Storage and Disposal of Abandoned Items: If a tenant leaves behind personal belongings after eviction, the landlord must follow eviction laws in GA regarding abandoned property. This may involve storing the items for a specified period and notifying the tenant about their belongings.

Tenant’s Rights to Retrieve Belongings: Tenants have the right to retrieve their abandoned property within a certain timeframe, even after eviction. Landlords must provide clear instructions for retrieval and cannot charge excessive fees.

2. Collection of Unpaid Rent and Damages:

Pursuing Unpaid Rent through Legal Means: If the tenant owes unpaid rent or other charges, the landlord can pursue legal action to recover these amounts. This might involve filing a separate lawsuit to collect the debt.

Documenting Property Damage for Claims: Landlords should thoroughly document the damage through photographs and written records if the rental property was damaged beyond normal wear and tear. This documentation can be used to support claims for damages.

3. Reflecting and Learning:

Landlord’s Reflection: Landlords should take time to reflect on the eviction process and consider any improvements that could be made in property management practices, tenant communication, and conflict resolution.

Tenant’s Next Steps: For tenants who have been evicted, it’s important to assess their situation and plan for the future. This might involve finding new housing, understanding their rights, and seeking financial assistance if needed.


How Long Does It Take To Evict A Tenant In GA?

The eviction process in Georgia can take anywhere from 14 to 80 days, depending on a number of factors, including the reason for the eviction, whether the tenant contests the eviction, and how quickly the court system moves.

What Is The Eviction Policy In Georgia?

The Georgia Code Ann governs the eviction policy in Georgia. § 44-7-1 et seq., which sets forth the legal grounds for eviction, the procedures that must be followed, and the rights of both landlords and tenants.

The following are some of the legal grounds for eviction in Georgia:

  • Non-payment of rent
  • Violating the terms of the lease
  • Committing a nuisance or illegal activity on the property
  • Abandoning the property
  • Having more occupants than allowed by the lease
  • Damaging the property
  • Creating a health or safety hazard


To evict a tenant in Georgia, the landlord must first serve the tenant with a written notice to vacate. The type of notice that must be given depends on the reason for the eviction.

For example, if the tenant is not paying rent, the landlord must give a 3-day notice to quit. If the tenant is violating the terms of the lease, the landlord may need to give a 7-day or 30-day notice to vacate in Georgia.

What Is A 3 Day Eviction Notice In Georgia?

A 3-day eviction notice in Georgia is a written notice that a landlord gives to a tenant who has violated the terms of their lease. The notice gives the tenant three days to either cure the violation or vacate the property.

If the tenant does not cure the violation or vacate the property within three days, the landlord may file an eviction lawsuit with the court.

Georgia Eviction Process: Final Thoughts

The eviction process in Georgia prese­nts a complex legal journey with implications for landlords and te­nants. Understanding the intricacies of this process becomes impe­rative to uphold fairness, legality, and the rights of all parties involved.

In this guide, we have dived into the various stages of the eviction process while emphasizing the significance of making informed decisions, demonstrating empathy, and practicing responsible property management.

Read Also: How to Write Notice to Vacate Letter to Landlord