Georgia Residential Lease Disclosure Requirements Explained

Georgia renters deserve to know what information their landlord must provide in a lease agreement. Understanding required disclosures under Georgia law will help you make informed decisions, avoid misunderstandings, and safeguard your rights throughout your tenancy. This guide unpacks Georgia's residential lease disclosure requirements in clear, approachable language.

Key Disclosures Landlords Must Make Under Georgia Law

Unlike many other states, Georgia has relatively few mandatory written disclosures for residential leases. Still, certain federal and state rules apply to nearly all rental agreements:

Lead-Based Paint Disclosure (Federal Law, All Georgia Units Built Before 1978)

• Form Name: EPA Lead-Based Paint Disclosure Form (no state-specific number)
• Landlords of properties built before 1978 must provide tenants with this form, along with an EPA-approved lead hazard information pamphlet.
• When Used: Before a lease is signed.
• Renter Example: If you're moving into a vintage Atlanta apartment built in 1965, your landlord must give you the Lead-Based Paint Disclosure and pamphlet before move-in.
• See the official EPA disclosure guidance and PDF form here.

Identity of Owner or Agent

• Georgia law requires landlords to inform tenants, in writing, of the names and addresses of the owner and any agents who manage the property or collect rent.
• This information is usually included in the lease, but can also be posted in a visible location at the property.
• Renter Example: If your landlord uses a management company, the lease should list both the property owner's and the company's names and addresses.
• Read Georgia Code § 44-7-3 (Disclosure of ownership and agents).

Security Deposit Statement

• If your landlord collects a security deposit, Georgia law requires them to provide you, before you move in, with a complete list of any existing damage to the unit. You have the right to inspect the property and add any other damages to this list.
• Form Name: Move In/Out Inspection List (not an official state form—landlords must create one)
• When Used: Prior to move-in and move-out (to avoid disputes over security deposit deductions).
• Renter Example: Before you hand over your deposit and move in, your landlord gives you a written inventory of any carpet stains or wall marks already present. You inspect and sign off—or add missed issues.
• See Georgia Code § 44-7-33 (Security deposit handling and inspection).

Flood Disclosure (Metro Atlanta - Optional)

• Georgia does not require a flood disclosure statewide, but in Metro Atlanta, some landlords voluntarily disclose if the property has been flooded in the last 5 years.
• Ask this question before signing a lease, especially if the property is near water.

Common Lease Clauses and What the Law Says

Alongside required disclosures, landlords often include additional lease terms such as:

• Rent amount and due date
• Late fees (must be reasonable)
• Rules for entering the rental property
• Maintenance and repair responsibilities

While these clauses aren't "disclosures" in the technical sense, you should review them carefully. If you're unsure about language or feel pressured, seek help from the Georgia Landlord-Tenant Handbook or local legal aid.

Understanding Your Rights if Your Landlord Fails to Disclose

If your landlord does not make the required disclosures, you may have legal options. For example, withholding the Lead-Based Paint Disclosure can trigger penalties under federal law. Mishandling your security deposit, including not providing the move-in inspection list, can mean the landlord loses the right to keep your deposit for damages or unpaid rent.

• Contact the Georgia Department of Community Affairs for help understanding your rights or filing a complaint.
• Court action may be possible if you suffer damages because of a landlord’s failure to disclose required information—especially in the case of security deposits or lead risks.

The official agency responsible for residential rental law in Georgia is the Georgia Department of Community Affairs. There is no special landlord-tenant tribunal; disputes are typically handled in county Magistrate Court.

FAQ: Required Lease Disclosures in Georgia

1. Does my Georgia landlord have to disclose mold or other hazards in the lease?
   Georgia law does not require mold disclosure, but known lead-based paint in pre-1978 units must be disclosed. Ask about environmental hazards if you have concerns.
2. What happens if the landlord does not provide the security deposit inspection list?
   If your landlord doesn’t provide the inspection list, they may forfeit the right to keep your deposit for damages when you move out.
3. Can I demand to know who owns my building?
   Yes. Georgia law requires landlords to provide you the owner and managing agent’s name and address in writing, usually in your lease.
4. Is there an official tribunal for tenant complaints in Georgia?
   No. Rental disputes are handled in your local Magistrate Court. For resources, see the Georgia Department of Community Affairs.
5. Do all leases require written disclosures, or only written leases?
   Disclosures (like lead paint and owner/agent identity) are required whether your lease is written or oral. Always request disclosures in writing for your protection.

Key Takeaways for Georgia Renters

• Georgia requires only a few formal lease disclosures: lead-based paint (for units built before 1978), owner/agent identity, and a detailed list of pre-existing damages if a security deposit is collected.
• Protect yourself by asking for all legally required forms and keeping copies for your records.
• For lease violation or missing disclosures, contact the Georgia Department of Community Affairs or seek help from your local Magistrate Court.

Need Help? Resources for Renters

• Georgia Landlord-Tenant Handbook – Comprehensive guide published by the Georgia Department of Community Affairs
• GeorgiaLegalAid.org: Renters Rights – Free legal info for tenants
• For rental disputes, visit your local Magistrate Court for filing procedures
• Housing Discrimination: File complaints with the U.S. Department of Housing and Urban Development (HUD)

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1. Lead Disclosure Rule - EPA
2. Georgia Code § 44-7-3: Disclosure of Ownership/Agency
3. Georgia Code § 44-7-33: Security Deposits
4. Georgia Department of Community Affairs – Landlord Tenant Handbook

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