Georgia Eviction Notice Template (PDF & Word) – 2026

Below is a eviction notice in Georgia you can download for free in PDF and Microsoft Word. The document is structured the way practitioners structure it — not the way a marketing site structures it for SEO. The guide that follows the download buttons explains the choices behind the structure and the variations that matter for landlord-tenant disputes.

This page provides a free, Georgia-compliant Eviction Notice template in both PDF and Microsoft Word format. The template incorporates Georgia-specific statutory references, mandatory disclosures, and best-practice provisions. Download the version that fits your workflow, customize the bracketed fields, and execute according to the signing instructions below.

A Concrete Example

A tenant in Georgia stops paying on the first of the month. On the fifth, the landlord serves a pay-or-quit notice. Under Georgia law, the tenant has 3-14 days (depending on the state) to either pay in full or vacate. If they do neither, the landlord files an unlawful detainer / dispossessory action in housing court. From notice service to writ of possession typically runs 30-60 days for uncontested cases, 90-180 days for contested ones.

The single most common reason eviction actions are dismissed: the pay-or-quit notice was defective. Wrong cure period (used 3 days where 7 was required), demanded the wrong amount (included late fees on top of rent when state law requires demanding rent only), or was improperly served. Each of those is grounds for dismissal — which then forces the landlord to start over from a new notice, losing weeks. The template below uses the right format for each state, with proper service certifications attached.

Georgia Eviction Notice: Legal Framework

Georgia eviction procedure begins with statutory notice. The default notice period for non-payment is Demand for possession (no statutory waiting period before filing dispossessory). After the notice expires without cure or vacancy, the landlord may file an eviction action in the appropriate court — typically a justice court, magistrate court, or housing court depending on the county.

Service of the notice must follow Georgia rules: personal delivery, substituted service, or posting and mailing depending on circumstances. Improper service is the single most common reason eviction actions are dismissed. Self-help eviction — changing locks, removing belongings, shutting off utilities — is illegal in Georgia (as in every state) and exposes the landlord to substantial damages.

Key Provisions to Include

• Tenant identification. Full name of every tenant on the lease. Missing a tenant invalidates the notice as to that tenant.
• Property address. Complete address including unit number.
• Reason for notice. Specify the ground — non-payment, lease violation, holdover, etc. State the statutory subsection.
• Amount due (if non-payment). Exact rent owed, with no inclusion of late fees, interest, attorney fees, or charges other than rent (states differ on what may be demanded with rent).
• Cure period. The exact deadline for cure or vacancy, expressed as a specific date if possible.
• Landlord contact information. Address and phone where the tenant may deliver rent or cure.
• Service certification. Method, date, and time of service, signed by the person who served the notice.
• Signature. Landlord’s or property manager’s signature and date.

Common Mistakes to Avoid

• Including non-rent charges in a pay-or-quit notice. Most states limit the demand to rent only. Including late fees or other charges invalidates the notice.
• Miscounting the cure period. Calendar days vs. court days, weekends and holidays, and the date of service vs. expiration all matter. Off-by-one is fatal.
• Improper service. Personal delivery is always preferred. Posting alone is rarely sufficient without proof the tenant could not be located.
• Filing the eviction action before the notice expires. Premature filing requires dismissal and re-service.
• Accepting partial payment. In most states, accepting partial rent waives the right to evict for non-payment of that period. Have a written agreement before accepting partial payment.
• Self-help. Changing locks, removing tenant property, or shutting off utilities is illegal in every state and exposes the landlord to substantial damages.
• Wrong notice type for the ground. A 3-day pay-or-quit cannot be used for a lease violation; a 30-day no-fault notice cannot be used to evict for non-payment.

Frequently Asked Questions

What is the notice period for non-payment in Georgia?

Demand for possession (no statutory waiting period before filing dispossessory)

Can a Georgia landlord evict without a court order?

No. Self-help eviction is illegal in Georgia. Only a sheriff or marshal acting on a court-issued writ may physically remove a tenant.

How long does the entire Georgia eviction process take?

Varies by court and county. Most cases run 30-60 days from notice to writ of possession if the tenant does not contest.

Can I evict for non-payment if the tenant pays after the notice expires?

Generally, if the tenant pays the full demanded amount within the cure period, you must accept it and dismiss any pending action. Acceptance after expiration may be treated as waiver in some states.

Does the tenant have a right to a jury trial?

In Georgia, jury trials are available in eviction actions in most courts, but the tenant must affirmatively demand jury trial within a strict deadline.

Can I evict during a lease term for non-payment?

Yes. The lease term does not protect the tenant from eviction for material breach, including non-payment of rent.

What if my tenant is military?

The federal Servicemembers Civil Relief Act (SCRA) provides protections — leases can be terminated on PCS orders, and evictions of active-duty military or their dependents require court approval.

Do I need a lawyer to evict in Georgia?

Many Georgia courts allow landlords to file pro se. For commercial evictions or contested cases, an attorney is recommended.

Download the Free Georgia Eviction Notice

Both versions below are the same Georgia-compliant document, formatted for different workflows. The PDF is ready to print and execute. The Word version is editable in Microsoft Word, Google Docs, or LibreOffice.

This page is published as a free educational resource and does not replace advice from a licensed attorney in your state. The template incorporates widely accepted provisions, but every transaction has facts that may require customization. If your situation involves significant money, complex parties, or specific compliance questions, an hour with an attorney is cheaper than redoing the document later.

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