Which disclosures must a Georgia lease include?
| Disclosure | Statute | Applies To |
|---|---|---|
| Flood disclosure (3+ floods in 5 years) | O.C.G.A. § 44-7-20 | Recently flooded units |
| Move-in damage list | O.C.G.A. § 44-7-33 | Non-exempt landlords, before collecting a deposit |
| Security-deposit escrow location | O.C.G.A. § 44-7-31 | Non-exempt landlords |
| Lead-based paint hazard + EPA pamphlet | Title X (federal) | Housing built before 1978 |
Landlords who own 10 or fewer rental units and do not use a paid manager are exempt from the escrow and move-in/move-out list requirements (§ 44-7-36), but not from the flood disclosure or the 30-day deposit return.
The Georgia flood disclosure (§ 44-7-20)
If the dwelling has flooded — meaning water has damaged the leased living space — at least three times during the five-year period immediately before the lease, the landlord must disclose that fact in writing before the tenant signs. This is Georgia's only condition-based lease disclosure, and failing to give it where the trigger applies leaves the lease non-compliant.
The move-in damage list (§ 44-7-33)
Before collecting a security deposit, a non-exempt landlord must give the tenant a written list of existing damage to the premises; the tenant has the right to inspect and to note disagreements in writing, and both should sign. Within three business days after the tenant moves out, the landlord prepares a move-out list. Skipping the move-in list can bar the landlord from retaining any part of the deposit for damages.
The security-deposit escrow disclosure (§ 44-7-31)
A non-exempt landlord must place the deposit in an escrow account used only for that purpose (or post a surety bond) and disclose to the tenant where the deposit is held. See our Georgia lease requirements guide for the two-month deposit cap and the 30-day return backed by triple-damages exposure.
Federal lead-based paint disclosure
For any dwelling built before 1978, federal law requires the landlord to provide the signed lead-warning disclosure, any known records, and the EPA pamphlet Protect Your Family From Lead in Your Home. Georgia has no additional statewide mold, radon, or sex-offender disclosure mandate for residential leases.
What happens if a Georgia landlord skips a required disclosure?
Consequences vary:
- Missing flood disclosure where three floods occurred in five years leaves the lease non-compliant with § 44-7-20.
- Skipping the move-in list / escrow (for a non-exempt landlord) can bar the landlord from keeping any part of the deposit for damages.
- Federal lead-paint violation: carries civil and, in egregious cases, criminal penalties plus tenant damages.
Managing rentals in more than one state? Compare Georgia's list with our Florida and Texas disclosure checklists.
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Create your Georgia lease agreement →Frequently asked questions
What disclosures are required in a Georgia lease?
A written flood disclosure if the unit flooded at least three times in the past five years (O.C.G.A. § 44-7-20); for non-exempt landlords, a written move-in damage list (§ 44-7-33) and the deposit escrow location (§ 44-7-31); and the federal lead-based paint disclosure for pre-1978 housing.
Does Georgia require a flood disclosure?
Yes, if applicable. If the dwelling has flooded at least three times in the five years before the lease, the landlord must disclose it in writing before signing (O.C.G.A. § 44-7-20).
Does a Georgia landlord have to give a move-in damage list?
Non-exempt landlords must give the tenant a written list of existing damage before collecting a deposit (O.C.G.A. § 44-7-33). Landlords who own 10 or fewer units and use no paid manager are exempt from this requirement.
Does Georgia require a lead-paint disclosure?
Yes, for pre-1978 housing. This is a federal requirement: the signed lead-warning disclosure, known records, and the EPA pamphlet.
Are there other required disclosures in Georgia?
No. Beyond the flood disclosure, the move-in list, and the escrow location for non-exempt landlords, Georgia has no additional statewide mold, radon, or sex-offender disclosure mandate for residential leases.
Official sources
Primary statutes and official government references for this guide. Statutes change — always confirm against the current official text before you act.