How to Request Repairs and Ensure Safe Rentals in Georgia

Every renter deserves a safe and livable home. In Georgia, landlords are required by law to maintain rental properties, but getting repairs addressed sometimes takes persistence. This guide explains your rights as a Georgia renter and offers actionable steps for filing a repair request that gets results—so you can keep your home safe and comfortable.

Understanding Your Right to Repairs in Georgia

The Georgia landlord-tenant law protects your right to a habitable living space. This means your landlord must keep your rental property in good repair—addressing issues like plumbing leaks, broken heating, pest infestations, and more. These requirements are set by the Georgia Landlord-Tenant Act (O.C.G.A. § 44-7-13).^[1]

Key obligations for landlords:

• Keep plumbing, heating, and electrical systems in good working order
• Address mold, leaks, and pest infestations
• Maintain common areas and exterior safety features

Steps for Filing a Repair Request in Georgia

To protect your legal rights and prompt action, it's important to follow some clear steps when filing a maintenance request in Georgia.

1. Document the Problem

• Take clear photos or videos of the issue (e.g., broken heater, leaky sink, pest problem)
• Write down the date and details about when the problem began

2. Notify Your Landlord in Writing

• Georgia law does not require a specific form for repair requests, but written notice is crucial. Send an email, text, or letter describing the problem and include photos if possible.
• State clearly what needs to be fixed and request repairs within a reasonable time (usually 3-7 days for urgent issues, longer for minor problems).
• Keep copies of all communication for your records.

3. Give Your Landlord Time to Respond

• Legally, your landlord must act "within a reasonable time." Urgent repairs (like heat outages in winter) must be handled faster than minor issues.
• If you do not get a response, send a follow-up notice.

4. If Repairs Are Not Made, Know Your Next Steps

• If you still have no response, you may have the right to repair and deduct (pay for the repair and deduct the cost from your rent), but only under strict conditions. Always consult legal aid or the Magistrate Court before pursuing this option.
• You can file a claim with the Georgia Magistrate Court—the official tribunal for small claims and some landlord-tenant disputes.^[2]

Relevant Official Forms for Renters

• No state-mandated repair request form: Georgia does not provide an official repair request form. Use a written letter, email, or sample repair request letter to formally notify your landlord.
• Magistrate Court Statement of Claim (no number): If your landlord does not make legally required repairs and you experience damages or loss, you may file a Statement of Claim in Magistrate Court. This form is used to sue for damages under $15,000.
• Notice of Address Change Form: If your address changes during this process, notify the court using the Notice of Address Change form.

Practical example: If your apartment’s heating is broken and your landlord ignores two written repair requests, you can use the Statement of Claim to ask the Magistrate Court for damages covering your out-of-pocket repair costs or a rent reduction.

What Is the Official Tribunal for Georgia Renters?

In Georgia, most rental disputes go to the Magistrate Court. They hear eviction cases, repair disputes, and other civil claims between landlords and tenants.

Summary of Filing Actions

If you need to escalate a repair issue in Georgia, follow the action steps below:

1. Document the repair issue with photos and notes
2. Send written notice of the needed repair to your landlord
3. Give your landlord a reasonable amount of time to respond
4. If unresolved, contact Georgia Legal Aid for guidance
5. File a Statement of Claim in the Magistrate Court if necessary

FAQ: Georgia Rental Repairs and Maintenance

1. What repairs is my landlord required to make in Georgia?
   Your landlord must keep your rental unit safe and livable, including fixing major plumbing, heating, electrical, pest, and weatherproofing problems.
2. How long does my landlord have to respond to a repair request?
   Georgia law says repairs must happen within a "reasonable time." For emergency repairs, immediate action is expected; for other issues, this could be several days to a week.
3. Can I withhold rent if my landlord doesn’t fix things?
   Georgia does not allow renters to withhold rent unless a court approves. Always follow legal channels and seek advice before taking this step.
4. What if my landlord retaliates for a repair request?
   Retaliation, like increasing rent or starting an eviction in response to a repair request, may be illegal. Document all actions and seek legal advice promptly.
5. Where can I file a repair-related complaint?
   Most disputes are handled in the Georgia Magistrate Court. You can also reach out to local housing code enforcement officers for severe safety violations.

Conclusion: Key Takeaways for Georgia Renters

• Always submit repair requests in writing and document everything
• Georgia law requires landlords to maintain a habitable rental unit
• If repairs aren’t made, you have legal options through Magistrate Court

By knowing your rights and following these steps, you can help ensure prompt repairs and safe rental living in Georgia.

Need Help? Resources for Renters

• Georgia Magistrate Court – Tenant-landlord claims and small claims
• Georgia Legal Aid – Free legal help for renters
• Georgia Department of Community Affairs: Landlord-Tenant Resources
• Local city or county code enforcement offices – For urgent building or safety code violations

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1. Georgia Landlord-Tenant Act (O.C.G.A. § 44-7-13)
2. Georgia Magistrate Court official website

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