Eviction Laws in Sandy Springs, Georgia
Sandy Springs is one of Atlanta’s most affluent suburbs, incorporated as a city in 2005 and situated along the Chattahoochee River in northern Fulton County with a population of around 110,000. The rental market here skews upscale — corporate relocations, finance and tech professionals, and executives drawn by the proximity to Perimeter Center, one of the Southeast’s largest office submarkets, make up a large share of the tenant pool. Average rents are among the highest in metro Atlanta, vacancy is tight, and the typical renter has significantly higher income than the Georgia average. That said, even high-income tenants default, and Sandy Springs landlords need to know the Fulton County dispossessory process cold.
Sandy Springs sits entirely within Fulton County, so Georgia’s landlord-friendly eviction framework applies directly with no additional local complications beyond what Atlanta landlords face. Under O.C.G.A. § 44-7-50, once you’ve made a demand for possession and the tenant refuses, you file a Dispossessory Affidavit with Fulton County Magistrate’s Court. Since HB 404 took effect in July 2024, a written 3-business-day notice is required before filing for nonpayment — but holdover tenants and lease violators can be filed on immediately after the demand. Georgia caps security deposits at two months’ rent, imposes no rent control, and the sheriff executes Writs of Possession typically within one to two weeks of judgment.
Sandy Springs & Fulton County — Local Rules That Affect Landlords
No rent control. Georgia state law preempts local rent regulation and Sandy Springs has none.
Fulton County Filing Jurisdiction. Sandy Springs properties fall under Fulton County Magistrate’s Court — the same court as Atlanta. File at 185 Central Ave SW, Atlanta. Verify your property’s county before filing as a small number of Sandy Springs addresses near the DeKalb County line may fall under a different jurisdiction.
Corporate Lease Complexity. Sandy Springs sees a higher-than-average share of corporate leases and employer-sponsored housing arrangements. If a company is the lease guarantor and the employee-tenant vacates, the dispossessory process still applies — serve notice on the named tenant and file accordingly.
High-Value Unit Documentation. With rents frequently exceeding $2,500 per month, the dollar stakes in a Sandy Springs dispossessory are higher than most Georgia markets. Document everything — move-in condition reports, rent ledgers, written communications — to support both the eviction and any monetary judgment for back rent.
Fulton County Magistrate’s Court — Where Sandy Springs Landlords File
Sandy Springs landlords file dispossessory actions at Fulton County Magistrate’s Court, located at 185 Central Ave SW, Atlanta, GA 30303, phone (404) 613-5770, open Monday through Friday 8:30 a.m. to 5:00 p.m. File a Dispossessory Affidavit and pay the filing fee of approximately $75. The court issues a Dispossessory Warrant served by the sheriff. The tenant has 7 days from service to file a written or oral answer. If no answer is filed, request a default judgment on day 8. If answered, a hearing is typically scheduled within 10 to 30 days. A Writ of Possession is issued after a favorable ruling and the sheriff schedules physical removal within 1 to 2 weeks. Self-help eviction — changing locks, removing belongings, or shutting off utilities without a court order — is illegal under O.C.G.A. § 44-7-14 and exposes landlords to damages claims.
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