Georgia Tenant Rights: Utility Shutoff Protections Explained

If you're renting a home or apartment in Georgia, concerns about whether your utilities—like electricity, water, or gas—can be shut off are real and stressful. Utility access is essential for safe and healthy living, and Georgia law offers important guidelines around this issue. This guide will help you understand when a shutoff can happen, what protections tenants have, and the right steps to take if your utilities are at risk in Georgia.

Can Your Utilities Be Shut Off in Georgia?

In Georgia, landlords generally cannot shut off basic utilities as a way to force a tenant out or collect unpaid rent. Whether utilities are in your name or your landlord’s, there are specific rules for both landlords and utility companies about when service can be disconnected.

• Self-help Evictions: It is illegal for a landlord to deliberately shut off utilities to force a tenant to leave. This is known as a ‘self-help’ eviction.
• Utility Company Shutoffs: Utility providers can disconnect service for nonpayment, but must follow notice and disconnection rules set by the Georgia Public Service Commission.
• Severe Weather Moratoriums: Shutoffs may be temporarily suspended during extreme weather events.

Protections Against Landlord Utility Shutoffs

Georgia law (O.C.G.A. § 44-7-14.1) specifically protects tenants from landlords shutting off utilities such as electricity, gas, and water to evict or pressure renters. Instead, proper eviction must go through the courts.

• Official Code of Georgia Annotated (O.C.G.A.) – Landlord-Tenant Law
• Violating this protection gives tenants the right to seek damages or file a complaint.

What to Do if Your Landlord Shuts Off Utilities

• Document the shutoff (photos, dates, communications).
• Inform your landlord, in writing, that this is unlawful and request prompt restoration.
• You can sue the landlord for damages and/or contact your local magistrate court.

Utility Company Shutoffs: Rules and Tenant Rights

If you pay utilities directly, companies like Georgia Power or your local water provider must follow state rules for shutoff:

• Written Notice: Utility companies must give you at least five (5) days written notice before shutting off service for nonpayment.
• No Shutoffs on Holidays or Weekends: Disconnections cannot occur on a day when the company is closed or cannot restore service the same day.
• Health-Related Delays: If shutoff would be a serious health threat, you can submit a Georgia PSC Medical Certificate to delay disconnection.

Form: Georgia Public Service Commission Medical Certificate

• Form Name: Medical Certificate for Utility Service
• Purpose: Used to request a delay on utility shutoff if someone in the home has a serious illness or medical condition.
• How to Use: Have your physician complete and sign the certificate; send it to your utility provider before service is disconnected. Example: If your electricity bill is overdue and you receive a shutoff notice, submit the form as soon as possible to request more time.
• Download the Medical Certificate from Georgia PSC

Emergency or Weather Shutoff Suspensions

During declared emergencies or certain extreme weather, utility shutoffs may be paused by order of the Georgia Public Service Commission. Always check official outage and moratorium alerts for the latest updates.

Tip: If you get a shutoff notice, contact your utility provider right away to discuss payment extensions or assistance programs. Early action increases your options.

Legal Complaints and Where to Get Help

If your utilities are wrongfully shut off, you can take action:

• File a Complaint: Report unlawful landlord shutoffs to your local county magistrate court. Find your court via Georgia Magistrate Court Directory.
• Utility Shutoff Disputes: For actions by a utility company, contact the Georgia Public Service Commission Consumer Affairs to file a complaint.

Georgia does not have a dedicated residential tenancy board, but landlord-tenant court issues are handled by your county magistrate court.

FAQ: Georgia Renters and Utility Shutoff Questions

1. Can my landlord legally turn off my electricity or water if I don't pay rent?
   No, landlords in Georgia are prohibited from shutting off utilities to force you to move or collect late rent. They must follow proper eviction procedures through the court.
2. What should I do if a utility company sends me a shutoff notice?
   Contact the company immediately to discuss options or payment plans. If you have a medical emergency, provide a Medical Certificate as soon as possible.
3. Are there any shutoff protections during very hot or cold weather?
   The Georgia Public Service Commission can halt shutoffs during extreme weather, especially if local or state emergencies are declared. Always check their official notices.
4. How can I file a complaint if my landlord illegally disconnected utilities?
   Gather documentation and file a claim in your county magistrate court. Use the official court locator to find where to file.
5. Who handles landlord-tenant disputes about utilities in Georgia?
   Disputes are handled through your local county magistrate court, not a separate housing tribunal.

Key Takeaways for Georgia Tenants

• It's illegal for landlords to disconnect utilities to pressure tenants to move out.
• Utility companies must follow state rules, including providing written notice before shutoffs.
• Special protections, such as medical certificates and weather moratoriums, can delay or prevent utility shutoffs.

Understanding these rules helps you stay informed and respond quickly if your essential services are threatened.

Need Help? Resources for Renters

• Georgia Public Service Commission Consumer Resources – Utility shutoff forms, complaint links, and rules.
• Find Your County Magistrate Court – File tenant complaints or disputes.
• Georgia Legal Aid – Free legal help for housing and utility issues.
• Georgia Department of Community Affairs Landlord-Tenant Handbook – Comprehensive guide to rights and responsibilities.

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1. See O.C.G.A. § 44-7-14.1, Georgia Landlord-Tenant Law
2. Rules for utility shutoff: Georgia PSC Consumer Corner
3. Complaint filing: Georgia PSC – File a Complaint
4. Georgia Magistrate Court info: Georgia Magistrate Courts Council

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