Georgia Landlord Required Disclosures
Discover what residential disclosures Georgia landlords must legally provide to tenants, including flooding history and agent identity.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Georgia Landlord Required Disclosures
Georgia law, operating under the authority of the Georgia State Constitution (effective January 2, 1788), mandates that residential landlords provide tenants with specific disclosures, both before and at the time of signing the lease. These disclosures are designed to ensure transparency regarding property conditions and landlord accountability.
Official Law Citation: Official Code of Georgia Annotated (O.C.G.A. § 44-7-3, § 44-7-20, § 44-7-31, and § 44-7-33)
State-Mandated Disclosures
1. Landlord or Authorized Agent Identity (O.C.G.A. § 44-7-3)
Every residential lease in Georgia must disclose in writing:
- The name and address of the owner of the property, or
- The name and address of the authorized agent legally empowered to act on the owner's behalf for purposes of receiving legal notices, accepting service of process, and managing the property.
This disclosure ensures the tenant always knows who to contact and ensures that legal service (such as demands during disputes) can be properly directed.
2. Flooding History Disclosure (O.C.G.A. § 44-7-20)
Georgia landlords must inform prospective tenants in writing if the dwelling unit has been flood-damaged at least three times during the five (5) years immediately preceding the date of the lease.
This disclosure is particularly significant for properties in floodplains or areas impacted by hurricanes and severe storms. Failure to disclose known flood damage can expose the landlord to liability for damages caused to the tenant's personal property during a subsequent flood.
3. Move-In Condition Report (O.C.G.A. § 44-7-33)
For landlords who own more than 10 rental units or who use a property management agent, Georgia law requires providing an itemized list of all pre-existing damages to the rental unit. This document must be presented to the tenant prior to the acceptance of a security deposit.
This disclosure directly ties into the security deposit process, as it establishes a baseline condition for the property that will be compared against the condition at move-out.
See our Security Deposits guide.
4. Security Deposit Location (O.C.G.A. § 44-7-31)
Landlords with 10+ units (or using a manager) must provide written notice identifying:
- The name of the financial institution where the escrow account is held.
- OR the existence of a surety bond filed with the superior court clerk.
Failure to maintain these funds correctly or provide notice can result in the landlord losing the right to retain any portion of the security deposit for damages.
Federally Mandated Disclosures
Lead-Based Paint Disclosure (Pre-1978 Homes)
For any residential dwelling built prior to 1978, federal law (42 U.S.C. § 4852d) requires landlords to:
- Provide the EPA pamphlet: "Protect Your Family From Lead in Your Home."
- Disclose any known lead-based paint or lead hazards in the unit.
- Include a Lead Warning Statement in the lease, signed by both parties.
Best Practice Disclosures
While not strictly mandated by state statute in all cases, best practices for Georgia landlords include disclosing:
- Mold History: Any known history of mold remediation in the unit.
- HOA/Condo Association Rules: If the property is part of an HOA, disclose the rules the tenant must follow.
- Pest Control Responsibilities: Whether the landlord or tenant is responsible for pest control.
See our Lease Requirements guide.
How Landager Helps
Landager tracks lease terms, required compliance items, and accounting records - making it easy to stay compliant with Georgia regulations.
Frequently Asked Questions
▶What disclosures must Georgia landlords provide to tenants?
Georgia landlords must provide certain disclosures to tenants before or at the time of lease signing. Common required disclosures include lead-based paint hazards (for pre-1978 buildings, a federal requirement), the identity of the landlord or property manager, and any known material defects in the property. Additional state-specific disclosures may include flood risk, mold hazards, and environmental conditions.
▶What are the Georgia landlord-tenant laws every property owner should know?
Georgia's landlord-tenant laws, found primarily in Title 44, Chapter 7 of the Official Code of Georgia Annotated (O.C.G.A.), take a generally landlord-friendly approach while still establishing clear procedural requirements that property owners must follow. Understanding the nuances of Georgia law is essential for operating a compliant and profitable rental business. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the Georgia eviction process and how long does it take?
The Georgia eviction process requires landlords to provide written notice to tenants before filing a court action. The type and length of notice depends on the reason for eviction — typically shorter for non-payment of rent and longer for lease violations or no-fault terminations. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Georgia. The full court process varies but typically takes several weeks.
Read the complete guide▶What are the Georgia security deposit rules and return deadlines?
Georgia has specific rules governing how much landlords can charge for security deposits, how deposits must be held, and the deadline for returning deposits after a tenant moves out. Landlords must provide an itemized statement of any deductions made from the deposit. Failure to comply with deposit return deadlines can result in penalties and the forfeiture of the landlord's right to claim deductions.
Read the complete guide▶What are the Georgia rent increase laws and caps for landlords?
Georgia has specific rules governing when and how landlords can increase rent. During a fixed-term lease, rent generally cannot be increased unless the lease explicitly allows it. For month-to-month tenancies, landlords must provide proper written notice before an increase takes effect. Check whether Georgia has any local rent control ordinances that may impose additional caps or requirements.
Read the complete guide▶What is the grace period for late rent in Georgia?
Georgia has specific rules regarding grace periods for late rent and the amount that can be charged as a late fee. Late fee provisions must be stated in the lease agreement, and fees must be reasonable. Check Georgia state law and any applicable local ordinances for the exact grace period and late fee limits that apply to your rental property.
Read the complete guide▶What are the Georgia lease requirements for rental properties?
Georgia recognizes both written and oral leases, though written leases are strongly recommended for terms longer than one year. Lease agreements should include the rent amount, payment due date, security deposit terms, maintenance responsibilities, and rules regarding entry, pets, and subletting. Certain lease clauses that waive tenant statutory rights may be void and unenforceable under Georgia law.
Read the complete guide▶What are Georgia landlord maintenance obligations and habitability standards?
Georgia landlords must maintain rental properties in a condition that is fit for habitation and complies with applicable building, housing, and health codes. This includes maintaining structural integrity, plumbing, heating and cooling systems, electrical systems, and pest control. Tenants typically have the right to request repairs in writing, and if repairs are not made within a reasonable time, tenants may have legal remedies available.
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