---
title: O.C.G.A. § 44-7-35. Remedies for landlord’s noncompliance with article.
collection: code
id: 44-7-35
cite_as: O.C.G.A. § 44-7-35 (2025)
canonical_url: https://georgiacommons.org/code/44-7-35
md_url: https://georgiacommons.org/code/44-7-35.md
text_url: https://georgiacommons.org/code/44-7-35/text
source_url: https://www.legis.ga.gov/api/document/docs/default-source/joint-features-document-library/t44-ch1-7-(v31)-pdf.pdf?sfvrsn=6890e72d_0#page=171
date: 2025
status: active
corpus_version: 2025-supplement-89aa39ab3c68
license: CC0-1.0
publisher: Georgia Commons, an independent project of Georgia Civic Data. Not the State of Georgia. Not legal advice.
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index: https://georgiacommons.org/code/index.md
version: the only printed version
in_force: true
current_through: Including Acts of the 2025 Regular Session of the General Assembly
heading_path: PROPERTY / LANDLORD AND TENANT / SECURITY DEPOSITS
---

# O.C.G.A. § 44-7-35. Remedies for landlord’s noncompliance with article.

(a) A landlord shall not be entitled to retain any portion of a security deposit if:

(1) The security deposit was not deposited in an escrow account in accordance with Code Section 44-7-31 or a surety bond was not posted in accordance with Code Section 44-7-32;

(2) The initial damage list required by subsection (a) of Code Section 44-7-33 was not made and presented to the tenant as required by such subsection; and

(3) The final damage list required by subsection (b) of Code Section 44-7-33 was not compiled and made available to the tenant as required by such subsection.

(b) The failure of a landlord to provide the lists and written statements within the time periods specified in Code Section 44-7-34 shall work a forfeiture of all the landlord’s rights to withhold any portion of the security deposit or to bring an action against the tenant for damages to the premises.

(c) Any landlord who fails to return any part of a security deposit which is required to be returned to a tenant pursuant to this article shall be liable to the tenant in the amount of three times the sum improperly withheld plus reasonable attorney’s fees; provided, however, that the landlord shall be liable only for the sum erroneously withheld if the landlord shows by the preponderance of the evidence that the withholding was not intentional and resulted from a bona fide error which occurred in spite of the existence of procedures reasonably designed to avoid such errors.

## History

Code 1933, § 61-606, enacted by Ga. L. 1976, p. 1372, § 6; Ga. L. 2018, p. 969, § 3/HB 834.

## Law Reviews

For article on the 2018 amendment of this Code section, see 35 Ga. St. U.L. Rev. 155 (2018).

## Amendments

The 2018 amendment, effective July 1, 2018, substituted the present provisions of subsection (a) for the former provisions, which read: “A landlord shall not be entitled to retain any portion of a security deposit if the security deposit was not deposited in an escrow account in accordance with Code Section 44-7-31 or a surety bond was not posted in accordance with Code Section 44-7-32 and if the initial and final damage lists required by Code Section 44-7-33 are not made and provided to the tenant.”; and, in subsection (b), substituted “provide the lists and” for “provide each of the” near the beginning, substituted “Code Section 44-7-34” for “Code Sections 44-7-33 and 44-7-34” near the middle, and substituted “the landlord’s rights” for “his rights” in the middle.