Free Georgia Move-In / Move-Out Inspection Checklist
Document a Georgia rental room by room at the start and end of a tenancy. This checklist is the evidence that protects the deposit under O.C.G.A. §44-7-34, which gives the landlord 30 days to return the deposit or itemize deductions. Fill it in, then download a signable multi-page PDF.
A Georgia move-in / move-out inspection checklist is a written, room-by-room record of the rental unit’s condition at the start of the tenancy and again at the end. It is the single most important document in any Georgia deposit dispute. Georgia law requires the landlord to hand the tenant a comprehensive list of existing damage before the deposit is tendered (O.C.G.A. §44-7-33), to inspect and compile a damage list within three business days of the tenant vacating, and to return the deposit or deliver a written statement of the exact reasons for any deduction within 30 days (O.C.G.A. §44-7-34). Paired with date-stamped photos, this checklist is what separates deductible damage from non-deductible wear and tear.
Georgia Deposit Rules at a Glance
Governing Statute
O.C.G.A. §44-7-34
Return / Itemize
Within 30 Days
Move-Out Inspection
3 Business Days
Bad-Faith Penalty
Treble Damages
The Two-Pillar Documentation Standard
A defensible Georgia deposit deduction rests on two pieces of evidence: (1) this written room-by-room checklist signed by both parties, and (2) date-stamped photographs of the same items at the same time. The checklist describes the condition; the photos prove it. Descriptions without photos are challengeable, and photos without descriptions are ambiguous — together they are the strongest possible defense. Always do both, at move-in and at move-out.
How to Use the Georgia Move-In / Move-Out Checklist
1. Walk the unit together before the deposit is paid
Georgia requires the landlord to present a comprehensive written list of existing damage before the tenant tenders the deposit (O.C.G.A. §44-7-33). Walk the unit together, record the condition of every item, and let the tenant inspect it before anyone signs.
2. Rate every item room by room
For each surface, fixture, and appliance mark Good, Fair, Poor, or N/A. The generator below covers the living room, kitchen, bedrooms, bathrooms, and common or exterior areas. Note every Poor-rated item by exact location.
3. Take date-stamped photos of every room
Photograph each room and every Poor-rated item, close up and wide. The written checklist plus date-stamped photos is the two-pillar evidence standard that wins Georgia deposit disputes.
4. Both parties sign, and keep a copy
The landlord and tenant sign the move-in list; a signed list is conclusive evidence of its accuracy except for latent defects. If the tenant disagrees with an item, they may note the specific dispute in writing and sign a statement of dissent.
5. Repeat the walk-through at move-out
Use the same form to record the move-out condition. Georgia landlords must inspect and compile a comprehensive list of damage within three business days of the tenant vacating (O.C.G.A. §44-7-33).
6. Compare move-in to move-out and separate wear from damage
Put the two records side by side. Ordinary wear and tear can never be charged to the deposit; only damage beyond ordinary use is deductible. The comparison is where the checklist earns its keep.
7. Return the deposit or itemize within 30 days
The landlord must return the full deposit, or deliver a written statement of the exact reasons for any retention, within 30 days of obtaining possession (O.C.G.A. §44-7-34). Retain the signed checklist and photos for at least four years.
Build Your Georgia Checklist
Complete the fields below to generate a printable, room-by-room Georgia move-in / move-out inspection checklist as a multi-page PDF. Use the same form for the move-in walk-through (which establishes baseline condition) and the move-out walk-through (which documents condition at the end of the tenancy). Conduct both with the tenant present whenever possible, and pair both with date-stamped photographs. When the retention is based on damage, the same record feeds directly into the Georgia itemized deductions form and the Georgia deposit return letter.
1. Parties & Tenancy
2. Property
3. Room-by-Room Condition
For each item select Good (no defects), Fair (minor wear), Poor (visible damage), or N/A (not present). Describe any Poor-rated item in the Detailed Notes below and photograph it.
4. Photo Documentation
Date-stamped photos are the second pillar of any defensible deposit claim. Photograph each room and every Poor-rated item, and retain the photos for at least four years in a dated cloud backup.
5. Signatures
Both parties should sign and retain a copy. A tenant signature acknowledges the accuracy of the inspection findings; it is not a waiver of legal rights.
Georgia’s Distinctive Deposit Framework
Georgia’s security deposit statute runs from O.C.G.A. §44-7-30 through §44-7-37, and it is stricter on procedure than most people expect. The move-in / move-out checklist is not a nice-to-have here — it is woven directly into the statutory duties that decide whether a landlord may keep any part of the deposit. Four provisions do the heavy lifting.
O.C.G.A. §44-7-33 — the move-in list Georgia landlords miss
Before a covered landlord may accept the deposit, the tenant must be presented with a comprehensive written list of existing damage, and the tenant has the right to inspect the unit to confirm that the list is accurate. Both parties sign it, and a signed list is conclusive evidence of its accuracy except for latent defects. If the tenant refuses to sign, the tenant states the disputed items in writing and signs a statement of dissent. At the end of the tenancy the landlord must inspect and compile a comprehensive damage list within three business days of the tenant vacating. Skip the move-in list and any later claim against the deposit for pre-existing conditions fails.
The 30-Day Deposit Return Deadline (§44-7-34)
Under O.C.G.A. §44-7-34, within 30 days after obtaining possession of the premises the landlord must return the full deposit, or deliver a written statement identifying the exact reasons for retaining any portion of it. When the reason is damage, that statement must include the comprehensive damage list prepared under §44-7-33. The statute expressly bars retaining any amount for ordinary wear and tear that results from using the premises for their intended purpose, absent negligence, accident, or abuse by the tenant or the tenant’s guests. This 30-day duty is the current rule: a 2018 amendment (effective July 1, 2018) replaced the older “within one month” language with the fixed 30-day window, and the duty applies to every Georgia landlord. The statute still allows retention for unpaid rent and late fees, abandonment, unpaid utilities, unpaid pet fees, tenant-contracted repair or cleaning, and actual damages from the tenant’s breach, provided the landlord tries to mitigate.
The Bad-Faith Standard (§44-7-35)
Georgia backs the deadline with teeth. Under O.C.G.A. §44-7-35, a landlord who in bad faith retains a deposit is liable for three times the sum wrongfully withheld, plus reasonable attorney fees. Missing the 30-day window, charging for ordinary wear and tear, or failing to provide the move-in list are the fact patterns that most often push a retention from a good-faith dispute into bad-faith territory. A signed checklist and photos are exactly what let a landlord show that a retention was made in good faith and for actual damage.
The Small-Landlord Exemption (§44-7-36)
Georgia carves out an exemption that trips up both sides. Under O.C.G.A. §44-7-36, a natural person who — together with a spouse and minor children — owns ten or fewer rental units, and who does not use a third party to manage the units for a fee, is exempt from the escrow, interest, move-in list, and treble-damages provisions (§44-7-31, §44-7-32, §44-7-33, and §44-7-35). Crucially, the exemption does not reach §44-7-34: even an exempt landlord must still return the deposit or itemize within 30 days and can never charge for ordinary wear and tear. Hiring a management company for a fee — including for rent collection — removes the exemption entirely, regardless of how many units the owner holds. Because the exemption turns on facts an incoming tenant cannot easily verify, documenting condition thoroughly at move-in protects a tenant even where the formal move-in list is not legally required.
For the full statutory picture, see the Georgia security deposit laws guide, and for the landlord’s ongoing duties see Georgia habitability laws and Georgia landlord entry laws.
Wear and Tear vs. Damage in Georgia
The line between wear and tear and damage decides most Georgia deposit disputes, and the checklist plus photos is what makes that line provable. Ordinary wear and tear is the natural, gradual decline of the unit from normal use, and it can never be charged to the deposit under §44-7-34. Damage is harm beyond ordinary use, and only damage is deductible.
- Wear and tear (not chargeable): faded or slightly scuffed paint after a multi-year tenancy, minor carpet wear in walking paths, small nail holes from hanging pictures, loose grout, and lightly worn door hardware.
- Damage (chargeable): large or numerous holes in walls, carpet stains or burns, pet urine damage, broken fixtures or appliances, smoke damage from indoor smoking, missing items, and unauthorized alterations.
- The gray zone: whether a mark is “minor” wear or chargeable damage often comes down to the length of the tenancy and the move-in baseline. A three-year tenant is expected to leave more wear than a six-month tenant, which is exactly why the dated move-in record matters.
Because Georgia courts scrutinize itemization specificity, vague line items such as “cleaning” or “repairs” are weak. Tie every deduction to a specific item, a move-in versus move-out condition change, and a photo. That precision is what turns a checklist into evidence.
Photos, Signatures, and Recordkeeping
The checklist is only as strong as the record around it. Follow these practices so the documentation holds up if a deposit is ever contested:
- Walk through together. Both landlord and tenant should be present at move-in and move-out. A jointly signed checklist is far stronger evidence than a one-sided one.
- Photograph everything. Date-stamped photos of every room, wall, and appliance — wide shots for context and close-ups for any Poor-rated item.
- Be specific in the notes. “Three-inch hole in the north wall, two feet left of the window” beats “wall damage.”
- Record pre-existing issues at move-in. Note existing wear so a tenant is not blamed at move-out and a landlord is not accused of inventing damage.
- Honor the tenant’s right to dissent. If the tenant disagrees with an item, capture the written dissent rather than forcing a signature.
- Keep records at least four years. Georgia’s statute of limitations for written-contract disputes generally runs several years; four years of retention comfortably covers most deposit claims.
Bottom line
In Georgia the move-in / move-out checklist is not paperwork — it is the evidence that decides the deposit. Present the move-in list before the deposit is paid (§44-7-33), inspect within three business days at move-out, and return or itemize within 30 days (§44-7-34). Charge only for damage beyond ordinary wear and tear, back every line with a photo, and keep the signed record four-plus years. Bad-faith retention risks treble damages plus attorney fees under §44-7-35.
Frequently Asked Questions
What is a Georgia move-in / move-out checklist?
It is a written, room-by-room record of the condition of a rental unit at the start of the tenancy (move-in) and again at the end (move-out). In Georgia it is the evidentiary foundation for any security deposit deduction: it distinguishes pre-existing conditions from tenant-caused damage, and it ties directly to the landlord’s duties under O.C.G.A. §44-7-33 and §44-7-34. The same form is used for both walk-throughs so the two records can be compared side by side.
How many days does my Georgia landlord have to return the security deposit?
Thirty days. Under O.C.G.A. §44-7-34, within 30 days after obtaining possession of the premises the landlord must return the full deposit or deliver a written statement giving the exact reasons for retaining any part of it. The statement must include the comprehensive list of damages prepared under §44-7-33 when the retention is based on damage. This 30-day duty applies to every Georgia landlord.
Does Georgia require a move-in list of existing damages?
Yes. O.C.G.A. §44-7-33 requires the landlord to give the tenant a comprehensive written list of existing damage before the tenant tenders the deposit, and the tenant has the right to inspect the unit to check that list before taking occupancy. If a covered landlord fails to provide this move-in list, any later attempt to charge the deposit for pre-existing conditions fails. This is why the move-in walk-through is legally indispensable in Georgia.
What happens if the landlord misses the 30-day deadline or acts in bad faith?
A landlord who in bad faith retains a deposit is liable under O.C.G.A. §44-7-35 for three times the sum wrongfully withheld plus reasonable attorney fees. Missing the 30-day return or itemization window, or charging for ordinary wear and tear, can support a bad-faith finding. The signed checklist and photos are what let a landlord show the retention was made in good faith and for actual damage.
What can a Georgia landlord deduct from the deposit?
Permissible deductions are generally limited to unpaid rent and late fees, the cost of repairing damage caused by the tenant or the tenant’s guests beyond ordinary wear and tear, reasonable cleaning to return the unit to its starting condition, unpaid utility charges, unpaid pet fees, and other actual damages from the tenant’s breach that the landlord tries to mitigate. Ordinary wear and tear can never be deducted under §44-7-34, so faded paint, minor carpet wear, and small nail holes are not chargeable.
What is the difference between normal wear and tear and damage in Georgia?
Normal wear and tear is the natural, gradual deterioration of the unit from ordinary use over time: faded paint, minor carpet wear in walking paths, small scuffs at door knobs, and minor nail holes from hanging pictures. Damage is harm beyond ordinary use: large holes in walls, carpet stains or burns, broken fixtures, pet urine damage, smoke damage, missing items, and deliberate alterations. Only damage may be charged to the deposit, and the move-in / move-out checklist plus photos is the evidence that separates the two.
Does the Georgia small-landlord exemption change my duties?
It can. Under O.C.G.A. §44-7-36, a natural person who, together with a spouse and minor children, owns ten or fewer rental units and does not use a third-party manager for a fee is exempt from the escrow, interest, move-in list, and treble-damages provisions (§44-7-31, §44-7-32, §44-7-33, and §44-7-35). The exemption does not reach §44-7-34, so even an exempt landlord must still return the deposit or itemize within 30 days and can never charge for ordinary wear and tear. Hiring a management company for a fee removes the exemption entirely.
Do I need photos, and how long should I keep the checklist?
Photos are strongly recommended. The written checklist plus date-stamped photographs of the same items is the two-pillar evidence standard: the checklist describes the condition and the photos prove it. Retain the signed checklist and photos for at least four years, which covers Georgia’s statute of limitations for most deposit and written-contract disputes. Keep the originals in a dated cloud backup so the timestamps are preserved.
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