Georgia Landlord Repair Responsibilities Explained

Renters in Georgia often wonder what repairs their landlord is legally responsible for. Knowing your rights under Georgia law makes it easier to have a safe, healthy home and avoid disputes. This guide explains what landlords must fix, your options if repairs are delayed, and key state resources.

Understanding Georgia Landlord Repair Duties

Georgia law requires landlords to keep rental properties in “good repair,” meaning the home must be safe, livable, and reasonably clean. The main law governing rental homes here is the Georgia Landlord-Tenant Act (O.C.G.A. § 44-7).¹ It places a basic duty on landlords to maintain rental properties so they're safe and fit for people to live in.

• Working plumbing, electricity, and heating
• Roofs and windows without leaks
• No infestations (pests like roaches or rats)
• Safe floors and stairs
• Reasonable security (like door locks and window latches)

This legal duty can't be waived by your lease—even if your agreement tries to say you take rentals "as-is" or you agree to handle all repairs.

What Tenants Are Responsible For

Tenants must take care not to damage the property on purpose or by being careless. For instance, renters should properly dispose of trash, notify the landlord of major issues, and repair what they break outside normal wear and tear. If a repair is needed because of tenant wrongdoing, landlords may charge you.

Requesting Repairs: The Right Way

If something in your home needs fixing, tell your landlord in writing as soon as possible. This creates a record and gives them a chance to fix it. Email, certified mail, or a landlord portal message all count—just keep proof.

• Be specific (e.g., “The heater no longer works in the living room”)
• Request a reasonable timeframe, especially for urgent repairs

What If My Landlord Ignores the Repair?

If your landlord doesn't respond after you ask in writing, Georgia law allows renters limited options. You may not withhold rent or repair-and-deduct without risking eviction. But you can:

• File a complaint in Magistrate Court, the tribunal that handles landlord-tenant repair disputes in Georgia
• Report unsafe conditions to local code enforcement (city or county housing office)

You can also use official court forms to bring a claim for repairs. See details below.

Common Georgia Landlord-Tenant Forms

• Dispossessory Affidavit (Eviction Form)
  • When Used: Usually by landlords to start evictions for unpaid rent or violation of lease, but it may be referenced if repairs have led to unpaid rent disputes.
  • Download the official Dispossessory Affidavit
• Statement of Claim Form
  • When Used: Renters can use this in Georgia Magistrate Court to file a "small claim" lawsuit for unperformed repairs or damages caused by disrepair.
  • Get the Statement of Claim Form (official)
  • Example: If your landlord ignores repeated requests to fix a dangerous broken stair, you can file this form with the Magistrate Court to request the repair cost or get court action.
• Georgia Code Enforcement Complaint
  • When Used: File with your local city or county if a repair affects health or safety (e.g., mold, electrical problems). Each city may have its own form, so check their official website.

These forms help renters take action when repairs are neglected. Always keep copies of requests and responses.

If Repairs Affect Your Health or Safety

In an emergency—such as no heat in winter, no running water, or unsafe electrical—it is especially important to notify the landlord quickly and in writing. For urgent health or safety violations, contact local code enforcement or your county’s housing inspections office immediately.

What Georgia Law Says About Habitability

Even though Georgia tenancy laws don’t list every repair, the “warranty of habitability” in O.C.G.A. § 44-7-13 and § 44-7-14 means landlords must prevent dangerous or unhealthy conditions. Courts can step in if renters' living conditions become unfit.

Taking Action If Repairs Aren’t Made

Most problems are resolved when renters give clear written notice and allow reasonable time for repairs. When this doesn't work:

• File a Statement of Claim in your county Magistrate Court (as a "small claim").
• Document the problem thoroughly (photos, dates, copies of all requests).
• Report habitability or safety violations to code enforcement—find your city or county office via the Georgia Department of Community Affairs Landlord-Tenant page.

Georgia law generally does not allow tenants to withhold rent for repairs. Always seek legal advice before considering this step.

FAQ: Georgia Landlord Repair Issues

1. What repairs must my landlord fix under Georgia law?
   Landlords must repair anything that makes your unit unsafe, uninhabitable, or not meet basic health standards—like leaks, broken heat, or pest infestations.
2. Can I stop paying rent if repairs aren't made?
   No, Georgia law doesn't let tenants withhold rent for repairs. Doing so may risk eviction. It's safer to file a formal complaint or small claim.
3. How long does a landlord have to fix something?
   Georgia law doesn't set an exact timeframe, but repairs must be made in a "reasonable" time based on urgency. Emergencies (like no heat) should be addressed much faster.
4. What if repairs are never made?
   You can file in Magistrate Court or call local code enforcement for serious issues. Always document your requests and follow up.
5. Where can I get legal help with a repair dispute?
   Free legal support is available from groups like Georgia Legal Aid or your nearest court self-help center.

Key Takeaways for Georgia Renters

• Georgia landlords must keep rentals safe and livable by law
• Request repairs in writing and allow a reasonable time for fixes
• If repairs are ignored, use the Statement of Claim form or contact code enforcement

Understanding these basics helps you protect your rights and keeps your home safe.

Need Help? Resources for Renters

• Georgia Magistrate Court – Landlord-Tenant Disputes (official tribunal for repair claims)
• Georgia Department of Community Affairs: Tenants & Landlords
• Georgia Legal Aid – Free legal advice for renters
• Local code enforcement: Search your city/county housing or building office for reporting health and safety issues.

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1. Georgia Landlord-Tenant Act (O.C.G.A. § 44-7) - official text
2. Georgia Magistrate Court – Landlord-Tenant Disputes
3. Georgia Department of Community Affairs: Landlord-Tenant Rights

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