Property Management & Eviction Services: Understanding the Eviction Process in Georgia (2025 Update)

Evictions are one of the most challenging scenarios landlords and property managers face. The eviction process in Georgia is intricate and demanding, involving strict compliance with specific legal guidelines. Missteps can result in costly delays and potential legal repercussions. This guide is designed to clearly and thoroughly walk you through every step of Georgia’s eviction process, helping you to protect your investment and manage your properties more effectively.

The Eviction Process in Georgia: Key Reasons

Evictions typically arise due to several common scenarios:

• Non-payment of rent

• Violation of lease terms

• Illegal activities on the premises

• Property damage

• Holding over after lease expiration

Each scenario demands specific legal actions to ensure a successful eviction.

Step-by-Step Guide to the Georgia Eviction Process

Step 1: Issue Proper Eviction Notice

The eviction journey begins with serving a legally compliant eviction notice clearly outlining the violation and tenant’s obligations:

• Non-payment of Rent: 7-day Pay or Quit notice (Innago).

• Lease Violations: 7-day Cure or Quit notice.

• Month-to-Month Tenancies: 60-day notice (Fulton County Evictions).

• Illegal Activities: Immediate eviction permitted without notice.

  
  

These notices must be delivered legally through certified mail, sheriff service, or personal delivery to maintain validity.

Step 2: File a Dispossessory Affidavit

If the tenant ignores or fails to comply with the eviction notice, the next step is filing a Dispossessory Affidavit with your county’s magistrate court. This affidavit must include:

• Tenant’s full name and address

• Grounds for eviction

• Outstanding rent (if applicable)

• Proof of proper notice service

Filing fees typically range from $75–$150 depending on your local jurisdiction.

Step 3: Serve Court Documents

Once filed, court documents must be formally served to the tenant by:

• Personal delivery

• Leaving the documents with a responsible adult

• Posting conspicuously at the property and mailing a copy

Proper service is crucial to avoiding delays or dismissal of your eviction case.

Step 4: Tenant Response & Court Hearing

The tenant has 7 days to respond after receiving court documents. Failure to respond permits the landlord to seek a default judgment. A response from the tenant leads to a court hearing, during which landlords should provide:

• Lease agreements

• Payment histories

• Evidence of damages or violations

• Communication records

Step 5: Judgment and Issuance of Writ of Possession

If the court rules in favor of the landlord, a Writ of Possession is issued, allowing legal tenant removal within a specified timeframe, typically 7 days.

Step 6: Coordinate Physical Eviction

Enforcing the Writ of Possession involves coordinating with local law enforcement. You may need to supply personnel to remove the tenant's belongings. Ensure adherence to local guidelines, such as those from DeKalb County.

Step 7: Managing Tenant Belongings

Georgia law allows tenants 5 days post-eviction to reclaim possessions. After this period, landlords can legally dispose of remaining items according to Georgia landlord-tenant regulations.

Preventing Evictions with Effective Property Management

Many eviction scenarios are preventable with proactive property management strategies:

• Clear and detailed lease agreements

• Rigorous tenant screening

• Regular property inspections

• Effective communication and problem-solving strategies

• Flexible and accessible payment solutions

Common Eviction Mistakes to Avoid

• Self-help Evictions: Illegal actions like changing locks or utility shutoffs

• Incorrect Notices: Incorrect or vague notices causing procedural invalidation

• Poor Documentation: Lack of thorough records impacting court outcomes

• Fair Housing Violations: Discrimination can result in legal action

Working with professional services such as Gatekeeper Property Management significantly reduces these risks.

Advantages of Professional Eviction Services

Employing professional eviction services offers critical advantages:

• Ensures legal compliance

• Expedites eviction timelines

• Provides experienced court representation

• Reduces landlord stress and potential financial losses

Explore Gatekeeper’s specialized Tenant Eviction Services or schedule your Free Home Owner Consultation.

Post-Eviction Best Practices

Following an eviction, it’s essential to:

• Conduct thorough property inspections

• Document the condition of your property meticulously

• Actively engage in rental marketing

• Review and streamline rent collection

• Maintain accurate financial reporting

  
  

Frequently Asked Questions

Q: How long does an eviction take in Georgia?

A: Typically between 30–45 days, depending on the court.

Q: Can I evict without a court order?

A: No, legal court procedures are mandatory in Georgia.

Q: Should I hire an attorney for evictions?

A: While not required, professional representation significantly improves outcomes.

Q: What do I do with a tenant’s abandoned property?

A: Legally, you must wait 5 days before disposing of unclaimed items.

Q: How can I minimize future evictions?

A: Employ thorough tenant screening, clear lease terms, and regular communication and inspections.

Final Thoughts

The eviction process in Georgia requires careful navigation through specific legal procedures. Errors can be costly, both financially and legally. Engaging professional property management like Gatekeeper Property Management ensures compliance, reduces risk, and enhances your property's profitability.

Gatekeeper Property Management serves landlords across Peachtree City, Fayetteville, Newnan, and surrounding areas, providing robust eviction management alongside comprehensive property services.

Gatekeeper Property Management

354 Senoia Road, Peachtree City, GA 30269

Phone: (770) 631-4334

Website: www.gatekeeperproperties.com