GEORGIA
TENANT-LANDLORD
LAW
Introduction
For the most part, the rights and responsibilities of the landlord
and the tenant are set out in the lease. Most states have also
enacted laws that establish certain rights and responsibilities,
which even if not mentioned in the lease, are still legally
enforceable.
The Lease
A lease is a legally enforceable agreement between a landlord and
a tenant setting out what each side has to do (or not do), the
amount of the rent and when it is due, the term of the lease (year-
to-year or month-to-month), and other items.
{If you are in the military,} your lease should contain a military
clause. A military clause permits you to get out of your lease any
time you receive PCS orders or will be TDY for over three months.
The maximum rent you will be liable for is 30 days worth. Even if
your lease has no military clause, the protections it provides are
statutory in Georgia.
Before you provide the security deposit, the landlord must present
you with a list of existing damage to the premises. You must be
given an opportunity to inspect the premises yourself to ensure the
accuracy of the list and any disagreements should be resolved
before producing the security deposit or signing the lease.
Most problems between a landlord and a tenant can be avoided if
both sides know what the lease says. Therefore, make sure that you
have fully read and understand all of the language in your lease
BEFORE you sign it. If you have questions, take your lease ...{to
a lawyer}.
Eviction
An eviction (called a dispossessory proceeding in Georgia) is a
legal proceeding used by landlords to get a tenant out of their
premises.
There are several conditions under which a landlord can initiate an
eviction proceeding, the most common being failure to pay rent.
Before a landlord can evict, he must make a written demand that
full rent is due by a specific date. If you fail to pay by the
specified date, eviction proceedings can be initiated.
Generally speaking, your landlord must give you 30 days to vacate.
If you do not leave by 30 days, the landlord can begin an eviction
proceeding.
If the landlord claims that you have violated a term of the lease,
he or she must inform you in writing of the supposed violation and
give you a reasonable time to correct the problem. If you make no
good faith effort to correct the problem, the landlord can begin
eviction proceedings.
What if you end up in court?
The first thing to realize is that going to court gets expensive
quickly. It is always best to attempt resolution before ending up
in a courtroom. However, sometimes, the only way to solve disputes
is through the legal system.
To aid you in the court process, here are some tips:
** All parties should come to court ready to tell their stories to
the judge.
** Eyewitnesses can help your case.
** When presenting documents to the court, use originals or good
quality copies. You should keep copies of cancelled checks and
money orders and document cash transactions with receipts.
What if the court orders you evicted?
You can postpone eviction if you can show a good reason. The court
will consider your specific hardships, such as young children or
sick or elderly family members. If hardships become extreme, you
may be able to file for an extension of time to vacate the premises
with the court. But if the court denies the extension, make
preparations to move immediately so that your possessions do not
end up in the street.
Repairing Rental Property
Landlords have a responsibility to repair rented premises. They
have a duty to keep common areas in good repair. Their duty to
repair rented premises arises only after the tenant has notified
the landlord of the defect. If the landlord fails to address the
situation within a reasonable time after notice, he has breached
his duty to repair.
If the landlord fails to repair, the tenant cannot withhold payment
of rent. However, the tenant can repair the premises himself and
recover his reasonable expenses from the landlord by presenting the
landlord with the repair receipts and a check for the difference
between rent due and the receipts. However, be careful if choosing
this method. A tenant should notify his landlord of his intention
to repair and deduct and carefully document his expenses. A tenant
in this situation must also make only reasonable repairs. The
landlord has a right to challenge the reasonableness of a repair or
its cost.
Another method available to tenants includes suing for damages
caused by the failure to repair. Such claims can be brought in
small claims or regular court. Consultation with an attorney
before taking such action is recommended.
Ending Your Lease
Your lease should set forth the process for termination.
Typically, a lease will require 30 days notice before termination.
If the lease is a year-to-year, there may be a penalty (unless you
are breaking the lease due to a PCS or an extended TDY, in which
case, the military clause applies). If the lease is month-to-month
or at-will, there would be no penalty.
Any security deposit must be returned within one month from the
date you vacate the premises. If any portion of the security
deposit is going to be withheld by the landlord, written
notification and explanation must be provided to you within one
month along with any portion of the security deposit the landlord
does not intend to keep. If one month has passed and no money or
notice has been received, you may be entitled to damages.
It is recommended that a vacating tenant perform an inspection
within five days of vacating the premises to defend against any
claims for damage made by the landlord.
Conclusion
The preceding discussion is only a brief overview. There are many
exceptions and unique aspects of this area of the law, and each
state deals with these issues somewhat differently. As with all
areas covered in this publication, contact the base Legal Office
with any questions....
Source: Georgia Tenant-Landlord Law pamphlet, February 2000, 347
WG/JA, Moody AFB, GA.
The above resource is intended merely as general information.
Individuals with legal problems should seek the help of a licensed
attorney, competent to practice in that area of law.
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