Georgia Residential Lease

Easily create a residential fixed-term lease or a month-to-month rental agreement that is tailored to Georgia law.  This easy-to-use legal form comes with detailed clause-by-clause instructions, so all you have to do is fill in the blanks. You’ll specify who can live on the property, the amount of rent and how it's to be paid, and the security deposit and how it will be used and returned. Your rental document explains your rights to enter the rental and the tenant's and landlord's upkeep responsibilities. Includes a link to an additional form, the Early Termination/Liquidated Damages Agreement, should you choose to use it.

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lease

Residential Lease

month-to-month

Residential Month-to-Month Rental Agreement

Identification of Landlord and Tenant

This Agreement is between  ("Tenant") and  ("Landlord"). Each Tenant is jointly and severally liable for the payment of rent and performance of all other terms of this Agreement. 

Identification of Premises and Occupants

Subject to the terms and conditions set forth in this Agreement, Landlord rents to Tenant, for residential purposes only, the premises located at , Georgia ("Premises"). The Premises will be occupied by the Tenant and the following minor children: . Rental of the Premises also includes .

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Spaces or items are excluded

Rental of the Premises excludes: .

Limits on Use and Guests 

The Premises are to be used only as a private residence for Tenant and any minors listed in Clause 2 of this Agreement, and for no other purpose without Landlord's prior written consent. Occupancy by guests for more than  days in any six-month period is prohibited without Landlord's written consent and will be considered a breach of this Agreement. 

  Term of the Tenancy

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lease

The term of the rental will begin on , and will expire on .

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early termination

Landlord and Tenant agree that, if Tenant terminates this Agreement without legal justification prior to the term end date as specified above, or otherwise abandons the premises, Landlord's actual monetary damages will be difficult or impossible to estimate accurately. For that reason, Landlord and Tenant agree that in this event, Tenant will owe landlord $, which Landlord and Tenant agree is a reasonable approximation of Landlord's probable losses. Tenant will still owe any back due rent and any other sums due under this Agreement.

month-to-month

The rental will begin on  and continue on a month-to-month basis.  Landlord may terminate the tenancy or modify the terms of this Agreement by giving Tenant 60 days' written notice. Tenant may terminate the tenancy by giving Landlord  30 days' written notice.

Amount and Schedule for the Payment of Rent

Tenant will pay to Landlord a monthly rent of $, payable in advance on the  day of each month, except when that day falls on a weekend or legal holiday, in which case rent is due on the next business day. Rent will be paid to .

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Rent by mail or in person accepted

Rent will be paid at , or at such other place as Landlord will designate from time to time.

Landlord will accept rent in the form of:

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cash cash
personal check personal check
certified funds or money order certified funds or money order
credit or debit card credit or debit card
electronic funds transfer

electronic funds transfer:

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Rent personally accepted

Rent is accepted during the following days and hours: .

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prorate partial first month's rent

On signing this Agreement, Tenant will pay to Landlord for the period of  through  the sum of $ as rent, payable in advance of the start of the tenancy. 

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require first full month's rent

Upon move-in, Tenant will owe as rent the prorated rent specified above, plus one full month's rent, as specified in Clause 5, for a total of $.

Late Charges

Because Landlord and Tenant agree that actual damages for late rent payments are very difficult or impossible to determine, Landlord and Tenant agree to the following stated late charge as liquidated damages. 

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grace days Tenant will pay Landlord a late charge if Tenant fails to pay the rent in full within  days after the date it is due.
no grace days Tenant will pay Landlord a late charge if Tenant fails to pay the rent on the day it is due.

The late charge will be $, plus $ for each additional day that the rent continues to be unpaid. The total late charge for any one month will not exceed $. Landlord does not waive the right to insist on payment of the rent in full on the date it is due.

Returned Check and Other Bank Charges

If any check offered by Tenant to Landlord in payment of rent or any other amount due under this Agreement is returned for lack of sufficient funds, a "stop payment," or any other reason, Landlord will demand in writing that Tenant pay Landlord the face value of the check; plus a returned check fee, which may not exceed $30 or 5% of the amount of the check, whichever is greater; plus the amount of any fees charged by the bank due to the check being dishonored. If Tenant fails to pay within ten days of receipt of this demand, Landlord may file a civil action for payment and damages.

Amount and Payment of Deposits

On signing this Agreement, Tenant will pay to Landlord the sum of $ as a security deposit. Tenant may not, without Landlord's prior written consent, apply this security deposit to the last month's rent or to any other sum due under this Agreement.  Within one month after Tenant has vacated the Premises, returned keys, and provided Landlord with a forwarding address, Landlord will return the deposit in full or give Tenant an itemized written statement of the reasons for, and the dollar amount of, any of the security deposit retained by Landlord, along with a check for any deposit balance.

Upon signing this lease, Tenant acknowledges that Landlord has given Tenant a written list of preexisting damage, if any.

The security deposit will be held in an account at .

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cleaning fee option

Tenant will pay Landlord a nonrefundable cleaning fee of $.

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landlord pays interest

Landlord will pay interest on Tenant's security deposit as follows: .

Utilities 

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Tenant pays all utilities Tenant is responsible for paying all utilities.
Tenant pays all utilities except specified Tenant is responsible for paying all utilities except the following: .

Prohibition of Assignment and Subletting 

Tenant will not sublet any part of the Premises or assign this Agreement without the prior written consent of Landlord. Violating this clause is grounds for terminating the tenancy.

Tenant's Maintenance Responsibilities 

Tenant agrees to: (1) keep the Premises clean and sanitary and in good repair and, upon termination of the tenancy, to return the premises to Landlord in a condition identical to that which existed when Tenant took occupancy, except for ordinary wear and tear; (2) immediately notify Landlord of any defects or dangerous conditions in and about the premises of which they become aware; and (3) reimburse Landlord, on demand by Landlord, for the cost of any repairs to the Premises, including Landlord's personal property therein, damaged by Tenant or Tenant's guests or invitees through misuse or neglect.

Possession of the Premises 

If, after signing this Agreement, Tenant fails to take possession of the premises, Tenant will still be responsible for paying rent and complying with all other terms of this Agreement. In the event Landlord is unable to deliver possession of the premises to Tenant for any reason not within Landlord's control, including but not limited to failure of prior occupants to vacate or partial or complete destruction of the premises, Tenant will have the right to terminate this Agreement. In such event, Landlord's liability to Tenant will be limited to the return of all sums previously paid by Tenant to Landlord.

Pets 

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No pets No animal may be kept on the Premises without Landlord's prior written consent, except animals needed by tenants who have a disability, as that term is understood by law.
Specified types of pets allowed No animal may be kept on the Premises without Landlord's prior written consent, except animals needed by tenants who have a disability, as that term is understood by law, except for the following: , under the following conditions: .

Landlord's Access for Inspection and Emergency

Landlord or Landlord's agents may enter the Premises in the event of an emergency, to make repairs or improvements, or to show the Premises to prospective buyers or tenants. Landlord may also enter the Premises to conduct an annual inspection to check for safety or maintenance problems. Except in cases of emergency, Tenant's abandonment of the Premises, court order, or where it is impractical to do so, Landlord will give Tenant  hours' notice before entering. 

Extended Absences by Tenant

Tenant agrees to notify Landlord in the event that Tenant will be away from the Premises for  consecutive days or more. During such absence, Landlord may enter the Premises at times reasonably necessary to maintain the property and inspect for damage and needed repairs.

Prohibitions Against Violating Laws and Causing Disturbances

Tenant will be entitled to quiet enjoyment of the Premises. Tenant and Tenant's guests or invitees will not use the premises or adjacent areas in such a way as to: (1) violate any law or ordinance, including laws prohibiting the use, possession, or sale of illegal drugs; (2) commit waste or cause or tolerate a nuisance; or (3) annoy, disturb, inconvenience, or interfere with the quiet enjoyment and peace and quiet of any other tenant or nearby resident.

Repairs and Alterations

Except as provided by law or as authorized by the prior written consent of Landlord, Tenant will not make any repairs or alterations to the Premises. Tenant will not, without Landlord's prior written consent, alter, rekey, or install any locks to the Premises; or install or alter any burglar alarm system. Should Landlord give consent, Tenant will provide Landlord with a key or keys capable of unlocking all such rekeyed or new locks, as well as instructions on how to disarm any altered or new burglar alarm system.

Damage to the Premises

In the event the Premises are partially or totally damaged or destroyed by fire or other cause, the following will apply:

a.   Premises totally damaged and destroyed. Landlord will have the option to: (1) repair such damage and restore the premises, with this Agreement continuing in full force and effect, except that Tenant's rent will be abated while repairs are being made; or (2) give written notice to Tenant terminating this Agreement at any time within thirty (30) days after such damage, and specifying the termination date; in the event that Landlord gives such notice, this Agreement will expire and all of Tenant's rights pursuant to this Agreement will cease.

b.   Premises partially damaged by fire or other cause. Landlord will attempt to repair such damage and restore the premises within thirty (30) days after such damage. If only part of the premises cannot be used, Tenant must pay rent only for the usable part, to be determined by Landlord. If Landlord is unable to complete repairs within thirty (30) days, this Agreement will expire and all of Tenant's rights pursuant to this Agreement will terminate at the option of either party. Whether the Premises are totally or partially destroyed will be decided by Landlord, in the exercise of its sole discretion.

c.   In the event that Tenant, or Tenant's guests or invitees, in any way caused or contributed to the damage of the Premises, Landlord will have the right to terminate this Agreement at any time, and Tenant will be responsible for all losses, including, but not limited to, damage and repair costs as well as loss of rental income.

d.   Landlord will not be required to repair or replace any property brought onto the premises by Tenant.

Renters' Insurance

Tenant acknowledges that Landlord's property insurance policy will not cover damage to or loss of Tenant's personal property. Tenant will obtain a renters' insurance policy that will:

  • reinmburse Landlord for cost of fire or water damage and vandalism to the premises;
  • indemnify Landlord against liability to third parties for any negligence on the part of Tenant, Tenant's guests, or invitees; and
  • cover damage to Tenant's personal possessions to a minimum of $100,000. 

Tenant will provide Landlord with proof of such policy by giving Landlord a certificate of insurance issued by the insurance company within fifteen (15) days of . The policy will include Landlord as an "additional insured." Tenant will provide Landlord with a certificate of insurance upon every renewal. Tenant will not allow such policy to expire during the rental term. Failure to obtain and maintain a renters' insurance policy will be treated as a material breach of this Agreement.

 Authority to Receive Legal Papers

The following person or persons are authorized to accept service of process and receive other notices and demands:

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Manager

The manager, , at ; phone: ; email: .

Landlord

The Landlord, , at ; phone: ; email: .

Other

 at ; phone: ; email: .

Lead-Based Paint and/or Lead Based Paint Hazards

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Post-1978 construction

The premises are exempt from federal lead-based paint and paint hazards disclosure requirements.

Pre-1978 construction
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property is not exempt

Tenant has received the Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards, and the booklet, Protect Your Family From Lead in Your Home.

property is exempt

The premises are exempt from federal lead-based paint and paint hazards disclosure requirements.

Grounds for Termination of Tenancy

The failure of Tenant or Tenant's guests or invitees to comply with any term of this Agreement, or the misrepresentation of any material fact on Tenant's Rental Application, are grounds for termination of the tenancy, with appropriate notice to Tenant and procedures as required by law.

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Landlord makes the following additional disclosures regarding the rental property

Additional Disclosures

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flooding The premises have been damaged by flooding three or more times within the past five years.
prior crimes, residents 

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The lease includes additional provisions

Additional Provisions

Additional provisions are as follows:

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Tenant will receive written rules and regulations 

Rules and Regulations

Tenant acknowledges receipt of, and has read a copy of, Landlord's rules and regulations, which are attached to and incorporated into this agreement by reference. Tenant understands that serious or repeated violations of the rules may be grounds for termination.

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Landlord will accept a cosigner

Cosigner Agreement

Cosigner agrees to be jointly and severally liable with Tenant for Tenant's obligations arising out of this lease, including but not limited to unpaid rent, property damage, and cleaning and repair costs. Cosigner further agrees that Landlord will have no obligation to give notice to Cosigner should Tenant fail to abide by the terms of the lease or rental agreement. Landlord may demand that Cosigner perform Tenant's obligations under this Agreement without first using Tenant's security deposit.


Keep Together

Entire Agreement, Modifications in Writing

This document constitutes the entire Agreement between the parties, and no promises or representations, other than those contained here and those implied by law, have been made by Landlord or Tenant. Any modifications to this Agreement must be in writing signed by Landlord and Tenant. 

Signature: ____________________________________________         Date: _______________


 
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one

Tenant Signature: _________________________________________         Date: ___________
Current address: _______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________    

two

Tenant Signature: _________________________________________         Date: ___________
Current address: _______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: _______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

three

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________
four

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

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Landlord will accept a cosigner
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one Cosigner's printed name: ____________________________________        

Signature: ____________________________________________         Date: ____________
Current address: ___________________________________________________________
Email: __________________________________________    Phone: (_____)___________

two

Cosigner's printed name: ____________________________________        

Signature: ____________________________________________         Date: ____________
Current address: ___________________________________________________________
Email: __________________________________________    Phone: (_____)___________

Cosigner's printed name: ____________________________________       

Signature: ____________________________________________         Date: ____________
Current address: ___________________________________________________________
Email: __________________________________________    Phone: (_____)___________

 

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