The Move-In and Move-Out Inspection: How to Do It Right in Georgia
Almost every deposit fight comes down to one question: what did the place look like on day one? If you can answer that with a signed list and photos, there's usually nothing to fight about. If you can't, it's your word against theirs.
What Georgia law says
At move-in
Before taking a deposit, the landlord gives the tenant a comprehensive list of any existing damage. The tenant can inspect the unit before moving in. Both sign the list. If the tenant disagrees with anything, they write a dissent item by item and sign it. The list has to tell the tenant they have a duty to sign it or write down what they disagree with. A tenant who doesn't dissent in writing loses the argument later.
At move-out
Within 3 business days after the tenancy ends, the landlord inspects and lists any damage with an estimated dollar amount. The tenant can inspect within 5 business days. If the tenant signs, the list is conclusive. If not, they dissent item by item.
Skipping these lists can cost a covered landlord the right to keep any of the deposit. Small landlords (10 or fewer units, self-managed) are exempt from this section, but I'd still do it every time. It's the cheapest insurance you'll ever buy.
A routine that works
- Go room by room in the same order every time. Walls, floors, ceilings, windows, doors, fixtures, appliances.
- Take photos and number them. Write the photo number next to each item on the list.
- Test things. Run every faucet, flush every toilet, open every window, turn on every burner.
- Record meter readings and count keys. Note the date.
- Use the same form at move-out, with a column beside the move-in notes. Side by side, the difference is obvious.
Wear and tear versus damage
| Normal wear and tear (can't deduct) | Damage (can deduct) |
|---|---|
| Paint faded by sun | Large holes or crayon on walls |
| Carpet worn in walkways | Pet stains, burns or tears |
| Loose door handle from use | Broken door or frame |
| Small nail holes from pictures | Broken blinds or windows |
Timeline after move-out
- Day 0: tenancy ends, keys returned
- By business day 3: landlord's inspection and damage list
- By business day 5: tenant's chance to inspect
- By day 30: deposit and written statement mailed
For the full deposit rules, read the Georgia security deposit guide.
Common questions
How soon must a Georgia landlord do the move-out inspection?
Within 3 business days after the tenancy ends. The tenant then has 5 business days to inspect and sign or dissent.
What happens if a Georgia landlord skips the move-in list?
A landlord covered by the law loses the right to keep any part of the deposit. Small self-managed landlords with 10 or fewer units are exempt, but the list is still the best protection.
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Move-In and Move-Out Inspection Checklist
A room by room checklist with move-in and move-out columns, a photo log, meter readings, keys and signatures.
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Sources checked October 2026:
General information for Georgia property owners, not legal, tax or insurance advice. Rules change, so check the official source or a professional before you act.