Mobile home park fees in Georgia
Georgia has no dedicated mobile home park fee law and no statutory ban on entrance, exit, or transfer fees, and no statutory cap on a security deposit. The general landlord-tenant law requires a deposit to be returned within 30 days with an itemized statement of any deductions — otherwise the written lease controls the fees.
Published June 3, 2026
Georgia has no dedicated mobile home park fee law. The general landlord-tenant law sets the security-deposit return rule, and the written lease controls the rest. The information below describes how the law generally works; anyone disputing a specific charge should consider consulting a licensed attorney in Georgia.
What the statute says
Under O.C.G.A. §44-7-34(a), "within 30 days after obtaining possession of the premises ..., a landlord shall return to the tenant the full security deposit," and "no security deposit shall be retained to cover ordinary wear and tear." If "actual cause exists for retaining any portion of the security deposit, the landlord shall provide the tenant with a written statement identifying the exact reasons for the retention." Georgia sets no statutory dollar cap on the deposit, and there is no dedicated mobile-home-park statute banning entrance, exit, or transfer fees.
How it works in general
In Georgia, the one clear statutory fee protection is the deposit-return rule: whatever deposit the lease sets, the landlord has to return it — with a written, itemized statement of any deductions and no charge for ordinary wear and tear — within 30 days after regaining possession. Georgia doesn't cap the deposit and doesn't ban entrance, exit, or transfer fees in parks, so those charges come down to the written lease and general law. Reading the lease for every charge before signing is the key step.
Common scenarios
General examples Georgia park residents commonly encounter:
- A deposit isn't returned. It must be returned, itemized, within 30 days (§44-7-34).
- A park charges an entrance or transfer fee. No statute bans it — the lease controls.
- A landlord withholds for normal wear. Ordinary wear and tear can't be deducted (§44-7-34(a)).
Other authorities that may apply
The general landlord-tenant law (O.C.G.A. §§44-7-30 to 44-7-37) governs the security deposit; the written lease governs other charges. Because Georgia has no dedicated park fee act, this guide flags the absence of fee limits honestly. Federal law can apply in particular situations.
Frequently asked questions
- When must a Georgia landlord return my security deposit?
- Within 30 days. Under O.C.G.A. §44-7-34(a), 'within 30 days after obtaining possession of the premises ..., a landlord shall return to the tenant the full security deposit,' and 'no security deposit shall be retained to cover ordinary wear and tear.' If the landlord keeps any of it, the landlord 'shall provide the tenant with a written statement identifying the exact reasons for the retention.' This is general information, not advice about a specific charge — consider consulting a licensed attorney in Georgia.
- Does Georgia cap security deposits or ban entrance fees in parks?
- No. Georgia sets no statutory dollar cap on a residential security deposit and has no dedicated mobile home park act banning entrance, exit, or transfer fees. Apart from the 30-day itemized-return rule, the fees a park can charge are governed by the written lease and general law — a gap this guide flags honestly.
- Can a Georgia park charge a transfer or sale fee?
- There is no Georgia statute banning a transfer, sale, or entrance fee in a mobile home park. Whether such a fee can be charged depends on the written lease and general law, so read the lease carefully before listing or buying a home.