Landlord won't make repairs in Georgia: what to do (2026)

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The plan builder needs JavaScript. Below is the full plan: steps marked “If you answered …” apply only in that case. Your state's deadlines are on the state pages listed at the bottom.

Your plan for Georgia

Do now

If you answered “Yes” to “Is anyone in danger right now (gas smell, sparking wires, no heat in freezing weather, sewage, fire risk)?”
If you smell gas, leave and call the gas company's emergency line or 911 from outside. For fire, sparking wires or carbon monoxide alarms, call 911.
Why: Safety comes first.
Take dated photos or video of the problem.
Why: Proof of the condition and how long it lasted.
If you answered “Only by phone or in person” to “Have you asked for the repair in writing?”
Send the landlord a written repair request (letter, email or the tenant portal) and keep a copy.
Why: In nearly every state, the steps to force repairs start with written notice (see your state page).
If you answered “Not yet” to “Have you asked for the repair in writing?”
Send the landlord a written repair request (letter, email or the tenant portal) and keep a copy.
Why: In nearly every state, the steps to force repairs start with written notice (see your state page).
Keep paying rent unless your state's rules clearly allow something else and you have followed every step.
Why: Holding back rent without following your state's process is a common reason tenants get evicted.
If you answered “No” to “Are you up to date on rent?”
If you are behind on rent, talk to legal aid before using any repair remedy.
Why: Some states let you use repair-and-deduct or withholding only if you are current on rent, and unpaid rent can lead to eviction.

This week

Check your state's repair rules on tenantrightsmap.com: what the landlord must fix, how long they have, and whether repair-and-deduct or rent withholding is allowed.
Why: These remedies differ a lot by state.
If nothing happens in a reasonable time, call your city or county code enforcement or health department and ask for an inspection.
Why: An inspector's report is strong evidence and can lead to an official order to repair.
Send a second written notice that mentions the first one and the date.
Why: Some states require more than one notice or certified mail.

If it's not resolved

Use only the remedy your state allows, exactly as described (repair and deduct, escrow, rent withholding, ending the lease, or a court case).
Why: Each remedy has conditions; missing one can make you owe the rent.
You can ask a court for an order to repair, a rent reduction or damages; in some states this is done in justice or small claims court.
Why: A court order is the strongest tool if the landlord ignores code orders.
If the landlord raises rent, threatens eviction or cuts services after your complaint, read the retaliation rules for your state.
Why: Most states protect tenants who ask for repairs or call inspectors; your state page says what is protected.

Deadlines

How long the landlord has to make repairs after notice

General rule: see state

In Georgia:

Landlord's duty: The landlord must keep the premises in repair, and for leases signed or renewed on or after July 1, 2024 (Safe at Home Act), every residential lease is deemed to include a promise that the home is fit for human habitation. The landlord must maintain the building structure, keep electric, heating, cooling and plumbing working, and use ordinary care to keep the unit safe. Unless the lease says otherwise, the landlord does not have to fix problems that were obvious at move-in (unless they make the unit unsafe or uninhabitable), clean carpets, or supply appliances it did not provide. O.C.G.A. § 44-7-13.
How to ask: Give the landlord prompt notice of the problem, in writing and following any notice rules in your lease. The landlord must repair within a reasonable time (depends on how serious the problem is). If not, you can sue for damages, raise the problem as a counterclaim in an eviction, repair-and-deduct, or call your local housing code inspector.

Law: O.C.G.A. § 44-7-13 · checked Oct 2026 · From Tenant Rights Map: Georgia

Retaliation protection period after a repair request

General rule: see state

In Georgia:

The landlord may not retaliate because you asked for repairs, organized or joined a tenant group about health or safety, filed a good-faith code complaint with a government agency, or tried to enforce your rights under the lease or law. If within 3 months the landlord files an eviction, cuts off access, reduces services, raises rent, ends the lease, or materially interferes with your rights, retaliation is presumed unless the landlord shows a lawful reason. Remedy: one month's rent plus $500, court costs and possibly attorney fees, minus any amount you owe. Evictions for unpaid rent, serious misconduct or holding over are allowed. O.C.G.A. § 44-7-24.

checked Oct 2026 · From Tenant Rights Map: Georgia

Key facts for Georgia

Tenant Rights Map

Deadline to return a deposit: 30 days
Security deposit limit: 2 months' rent
Notice before an eviction case for unpaid rent: 3 business days
Notice before the landlord enters: No statute

Tenant Rights Map: Georgia · checked Oct 2026

Small Claims Map

Most you can sue for: $15,000
Court: Magistrate Court
Filing fee: $95–$115
Lawyers: Optional

Small Claims Map: Georgia

Documents to gather

Lease
Dated photos and video of the problem
Copies of every repair request and proof of sending
Inspection reports from the city or county
Receipts for costs you paid (hotel, space heater, food spoiled)
Rent receipts showing you are current
Doctor notes if the condition affected health

Letters you can send

Fill in the blanks; the letter updates as you type. Copy it, print it or save it as a text file. Nothing you type is sent or saved: it stays on this page until you close it.

Written repair request

Give the landlord formal written notice of the problem and ask for repair by a date.

Dear [Landlord name],

I am writing about repairs needed at [Rental address]. The problems are: [Problems]. I first noticed them on [First noticed date]. [Earlier requests]

Please make these repairs by [Repair by date]. Contact me to arrange access.

Thank you,
[Your name]

Where to go

LocalEmergency services (911) or the gas utility's emergency line
Gas smell, fire, carbon monoxide, live wires
LocalCity or county code enforcement / health department
The landlord doesn't fix a health or safety problem after written notice
FederalHUD state information page
To find local tenant resources and, if you live in HUD housing, how to raise problems
FederalLegal Services Corporation: find free legal aid
You have a low income and want free advice or a lawyer
StateLawHelp.org: free legal help by state
To find your state's legal aid and tenant guides

Costs

Writing to the landlord and calling code enforcement are free. Court costs depend on your state (see smallclaimsmap.com); repair-and-deduct means you pay first and deduct only if your state allows it.

Talk to a lawyer if

The landlord files an eviction after you asked for repairs
You or a child got sick or hurt from the condition
You want to hold back rent or put it in escrow
The building has been declared unsafe or you were told to leave

Free help

Free legal aid for renters with low income: find your local office through the Legal Services Corporation (lsc.gov/about-lsc/what-legal-aid/i-need-legal-help) or LawHelp.org (lawhelp.org/find-help). Your state page on tenantrightsmap.com lists state tenant help. For help paying rent or utilities, call 211 or visit 211.org. HUD's state pages (hud.gov/states) list local tenant resources.

Guides for your state

Guides for every state

Guide: how to get your landlord to make repairs

Related situations

Questions

What is the how long the landlord has to make repairs after notice in Georgia?

Landlord's duty: The landlord must keep the premises in repair, and for leases signed or renewed on or after July 1, 2024 (Safe at Home Act), every residential lease is deemed to include a promise that the home is fit for human habitation. The landlord must maintain the building structure, keep electric, heating, cooling and plumbing working, and use ordinary care to keep the unit safe. Unless the lease says otherwise, the landlord does not have to fix problems that were obvious at move-in (unless they make the unit unsafe or uninhabitable), clean carpets, or supply appliances it did not provide. O.C.G.A. § 44-7-13. How to ask: Give the landlord prompt notice of the problem, in writing and following any notice rules in your lease. The landlord must repair within a reasonable time (depends on how serious the problem is). If not, you can sue for damages, raise the problem as a counterclaim in an eviction, repair-and-deduct, or call your local housing code inspector. (O.C.G.A. § 44-7-13)

What is the retaliation protection period after a repair request in Georgia?

The landlord may not retaliate because you asked for repairs, organized or joined a tenant group about health or safety, filed a good-faith code complaint with a government agency, or tried to enforce your rights under the lease or law. If within 3 months the landlord files an eviction, cuts off access, reduces services, raises rent, ends the lease, or materially interferes with your rights, retaliation is presumed unless the landlord shows a lawful reason. Remedy: one month's rent plus $500, court costs and possibly attorney fees, minus any amount you owe. Evictions for unpaid rent, serious misconduct or holding over are allowed. O.C.G.A. § 44-7-24.

When should I talk to a lawyer?

The landlord files an eviction after you asked for repairs; You or a child got sick or hurt from the condition; You want to hold back rent or put it in escrow; The building has been declared unsafe or you were told to leave.

How much does it cost?

Writing to the landlord and calling code enforcement are free. Court costs depend on your state (see smallclaimsmap.com); repair-and-deduct means you pay first and deduct only if your state allows it.

Plans by state

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Sources

Plan checked Oct 2026. Independently fact-checked 2026-10-24.

This plan is general legal information, not legal advice. RobinClaim is not a law firm. Laws and deadlines change and have exceptions: check with the official source or a lawyer or legal aid office about your own case. How we research.