Eviction Laws in Georgia
Non-payment of rent eviction in Georgia
When a tenant falls behind on rent in Georgia, the landlord must first serve a 3-day pay-or-quit notice. This gives the tenant 3 days to either pay the full amount owed or vacate. If the tenant does neither, the landlord can file an eviction lawsuit — called an unlawful detainer or summary possession action — in Georgia court.
A court order is required before any lockout. The landlord cannot change the locks, shut off utilities, or remove the tenant's belongings before winning a judgment.
Lease violation eviction in Georgia
For non-payment lease violations — unauthorized pets, excess occupants, noise complaints, property damage — the landlord must give 0 days notice. Georgia provides no statutory cure period for lease violations — the tenant may be required to vacate without the opportunity to fix the issue, depending on the nature of the violation.
Terminating month-to-month tenancy in Georgia
To end a month-to-month rental agreement without cause, the landlord must give 60 days written notice. The tenant's notice requirement may differ — check your lease agreement.
Important Georgia eviction details
Georgia has no statutory pre-filing notice requirement for lease violations — landlord may file dispossessory immediately after a material breach (no cure-or-quit requirement). For non-payment, landlord must demand rent and may file immediately after demand is refused (3 days is common in practice). Landlord gives 60 days' notice to terminate month-to-month; tenant gives 30 days.
What counts as an illegal eviction in Georgia?
In Georgia, a landlord who attempts to evict a tenant without following the legal process commits an illegal (self-help) eviction. This includes:
- Changing the locks without a court order
- Removing doors, windows, or the tenant's belongings
- Shutting off utilities (electricity, water, heat)
- Harassment designed to pressure the tenant to leave
Self-help evictions are prohibited in all 50 states and DC. Tenants who experience an illegal lockout can typically seek emergency relief from a court and may be entitled to damages.