Eviction Laws in Savannah, Georgia
Savannah is one of Georgia’s most dynamic rental markets, driven by a potent mix of tourism, a major deepwater port, a large student population at SCAD and Georgia Southern Armstrong, and steady in-migration from higher-cost coastal markets. With around 148,000 residents and a historic district that commands premium rents, Savannah attracts a wide spectrum of tenants — from long-term locals and working families to short-term renters and students cycling in and out on academic calendars. That diversity keeps vacancy low but also means landlords deal with a full range of eviction scenarios, from nonpayment to lease violations to holdover situations at the end of short academic terms.
Georgia’s landlord-friendly eviction framework applies cleanly in Savannah. 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 Chatham 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. Savannah’s short-term rental market is growing but tightening regulations mean long-term landlords face fewer direct competitors than in previous years.
Savannah & Chatham County — Local Rules That Affect Landlords
No rent control. Georgia state law preempts local rent regulation and Savannah has none.
Short-Term Rental Regulations. Savannah has enacted short-term rental ordinances that restrict STR operations in certain zones and require permits. Landlords converting long-term units to Airbnb-style rentals must verify zoning compliance — operating an unpermitted STR can create legal exposure that complicates a standard dispossessory action.
Historic District Compliance. Properties in Savannah’s landmark historic district are subject to additional maintenance and exterior standards enforced by the Metropolitan Planning Commission. Tenants sometimes raise code compliance issues as a defense in dispossessory hearings — keep all maintenance records current and documented.
SCAD & Student Lease Cycles. A significant share of Savannah’s rental inventory turns over on academic schedules. Holdover situations at lease end are common in student-heavy neighborhoods. Georgia law allows immediate filing after a demand for possession on holdover tenants — no additional notice period required beyond the demand itself.
Chatham County Magistrate’s Court — Where Savannah Landlords File
Savannah landlords file dispossessory actions at Chatham County Magistrate’s Court, located at 133 Montgomery St, Savannah, GA 31401, phone (912) 652-7226, open Monday through Friday 8:30 a.m. to 5:00 p.m. File a Dispossessory Affidavit and pay the filing fee of approximately $60. 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 significant damages claims.
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