Landlord repairs in Georgia

The landlord must keep the premises in repair (§ 44-7-13(a)). Since the Safe at Home Act, every residential lease entered into or renewed on or after July 1, 2024 is deemed to include a provision that the premises is fit for human habitation (§ 44-7-13(b)), and a lease cannot remove or reduce these duties. (O.C.G.A. § 44-7-13 (HB 404, 2024, § 2 and § 6))

The statute does not set a notice form. The state handbook says the tenant must give the landlord prompt notice of problems needing repair, that written notice is best, and that notice must follow the lease's requirements; for repair-and-deduct it advises written notice before arranging the repair. (Georgia DCA Landlord-Tenant Handbook (rev. 8-29-24), pp. 11-12)

No statutory number of days. The state handbook says the landlord must repair within a reasonable time after notice, which depends on the seriousness of the condition and the nature of the repair.

Law: Georgia DCA Landlord-Tenant Handbook (rev. 8-29-24), p. 11 & n. 8

Allowed with limits. Not in the statute; the state handbook says that after the landlord fails to repair within a reasonable time, tenants can have a qualified, licensed professional make the required repair at a reasonable cost and subtract it from future rent. It advises written notice of the plan beforehand, several estimates, and keeping receipts; the landlord can argue the repair was unnecessary or too costly, and it cannot be used for common areas.

Law:

Georgia DCA Landlord-Tenant Handbook (rev. 8-29-24), p. 11

Not allowed. No statute allows rent withholding. The state handbook warns that even if the landlord fails to make repairs, the tenant generally must keep paying rent, or the landlord can begin eviction.

Law:

Georgia DCA Landlord-Tenant Handbook (rev. 8-29-24), p. 11

Allowed with limits. No statutory termination remedy. The handbook explains 'constructive eviction': if the landlord's failure to repair has made the unit unfit to live in, it cannot be fixed by ordinary repairs, and the tenant moves out, rent is not owed; this is rare. If the city or county condemns the unit and bars residential use, the tenant can treat the lease as broken and move out after writing to the landlord declaring the lease in default.

Law:

Georgia DCA Landlord-Tenant Handbook (rev. 8-29-24), pp. 11-12

The tenant can sue (or counterclaim in an eviction) for damages caused by the landlord's failure to repair after notice and an opportunity to repair. During an eviction case it is illegal for a landlord to knowingly and willfully turn off utilities (heat, cooling, light, water) before the judge's final decision; 'utilities' was expanded to include cooling by HB 404 (§ 44-7-14.1(a)).

A tenant makes a prima-facie case of retaliation if, within 3 months after the tenant gave a notice to repair, made a good-faith code or utility complaint, exercised a legal or lease remedy, or joined a tenant organization about habitability, the landlord filed for eviction, deprived the tenant of the premises, decreased services, raised rent, ended the lease, or materially interfered with lease rights. Exceptions include nonpayment, intentional damage or threats, serious lease breaches, and holdover. Retaliation is a defense to eviction, with a civil penalty of one month's rent plus $500, court costs, and attorney's fees if willful (less rent owed). It is a rebuttable defense that the unit passed a code inspection within the prior 12 months. (O.C.G.A. § 44-7-24 (HB 346, 2019))

The state handbook says tenants can contact the local, county, or city housing code inspector; landlords must comply with local housing codes during the lease.

• The habitability provision in § 44-7-13(b) applies to residential leases entered into or renewed on or after July 1, 2024 (HB 404, § 6).
• The state handbook says the landlord is not responsible for problems that were obvious at the move-in inspection unless they make the unit unsafe or uninhabitable, and Georgia law does not require landlords to supply appliances (but must repair ones provided).
• The handbook notes there is no state agency with power to force a landlord to make repairs; disputes go to court.
• HB 708 (2025, 'Renters' Bill of Rights Act') would have created a statutory 5-day repair-and-deduct remedy capped at 50% of a rent installment; it was introduced in March 2025 and not enacted.
• If a landlord who pays the electric bill under the lease falls behind, a PSC-regulated electric provider must give tenants at least 5 days' written notice before cutoff and accept the tenant's payments (handbook pp. 12-13).

• Georgia repair request letter (free, runs in your browser)
• Breaking a lease in Georgia: notice periods and early-termination rights
• Georgia eviction notice rules: what a notice for unpaid rent requires

• HB 404 (2024) Safe at Home Act, as passed (amends O.C.G.A. §§ 44-7-13, 44-7-14.1) Retrieved October 14, 2026.
• HB 346 (2019), signed: O.C.G.A. § 44-7-24 retaliation Retrieved October 14, 2026.
• Georgia Department of Community Affairs, Georgia Landlord-Tenant Handbook (rev. 8-29-24) Retrieved October 14, 2026.
• HB 708 (2025) as introduced Retrieved October 14, 2026.

Laws change. This page was checked against the sources above on October 14, 2026. It is legal information, not legal advice; before withholding rent or ending a lease, contact your state's legal aid. See our methodology.