The Georgia rental application form is a document that landlords send out to a prospective tenant to determine whether they are a viable tenant or not. The information requested relates to rental history, eviction history, and financial information and is used for background screening purposes.
- Application Fee – in Georgia, there is no limit to the application fees being charged.
- Discrimination Laws – Georgia does not have specific state protections against discrimination, but federal law makes it illegal in Georgia to ask about race, color, religion, nationality, sex, disabilities, or familial status (such as children who will live in the property), with some exceptions.
- Consent for Credit Check – the Federal Credit Reporting Act (FCRA) requires a prospective tenant to give written consent to check their credit history during the screening process.
Georgia Rental Application Laws
The following laws apply to the application and tenant screening process in the state of Georgia.
Collecting an Application Fee in Georgia
While other states specify a maximum amount to collect as a rental application fee, Georgia does not have any limitations on who can charge the application fee, or how much this fee can be.
Illegal Housing Discrimination in Georgia
Federal laws are in effect in Georgia to protect potential renters from unfair discrimination during the application process.
Fair Housing Act
The Federal Fair Housing Act makes it illegal to discriminate against the following protected classes:
- National Origin (Nationality)
- Familial Status (having or not having children)
- Disability (Physical or Mental)
As a result, asking about any of these items on a rental application form (and/or using them to base an application decision on) is not allowed.
Exemptions to Fair Housing Laws
Exemptions from Fair Housing laws do exist. In Georgia, the following exemptions are allowed:
- Familial Status – it is acceptable to ask about and base an application decision on if children will occupy the rented premises in any of the below cases:
- Two-family owner-occupied buildings.
- Housing for Older Persons Exemption – landlords in Georgia may ask for an applicant’s age in the case of age-restricted communities such as senior housing. This federal exemption, known as the “Housing for Older Persons” exemption, can apply to communities that meet the federal requirements for sneior living.
- Mrs. Murphy Exemption – dwellings with four units or fewer where one unit is occupied by the owner are exempt from Fair Housing Laws, unless a real estate agent represents the landlord. Additionally, race cannot be a deciding factor as per the Civil Rights Act of 1866
- Religious Organizations – religion can be used as a basis for giving preference to specific applicants when the property is owned, operated, supervised, or controlled by a religious organization that does not rent for commercial purposes. However, other protected classes may not be the basis for making a decision as a result of this exemption. 42 U.S. Code § 3607
- Private Clubs – private clubs that operate without public access or commercial intent may provide preferential treatment of applications for lodgings owned or operated by the club. However, there must be no discrimination in accepting members based off of protected classes. 42 U.S. Code § 3607
Federally, race is a non-exemption criteria that cannot have an influence on the choice of whether to rent to an applicant or not regardless of existing exemptions.
Consent for Credit Checks
Before a landlord can run a credit check based on the prospective tenant’s information on the submitted rental application, the Federal Credit Reporting Act requires that written consent must be given by the applicant. This written consent can be given via a statement of such and signature on the rental application form itself, or via a separate consent form (example template).
Georgia Security Deposit Law
If an applicant is approved, the following laws apply to the collection of security deposits in Georgia:
- Standard Limit / Maximum Amount: There is no maximum security deposit fee that may be imposed in Georgia.
- Receipt Requirements: there is no requirement for landlords to provide receipts for security deposits.
- Financial Holdings: if the landlord is a business, leases more than 10 properties, or uses management services for the rentals, they must place the funds in an escrow account exclusively for security deposits (and provide where it is being held) or post a surety bond with the Georgia clerk in the county of the property. Otherwise, there is no disclosure required.
Sending Rental Application Forms
Landlords can send rental application forms to tenants in one of two ways:
- Manually – using the PDF and Word templates available for free on our website (see the top right of this webpage), landlords can send a rental application form to tenants via a physical copy or email.
- With Software – most popular property management software services include an online rental application form that can automate the collection and screening process for landlords.
For reviews of popular property management software, click here.
Processing a Rental Application
The next step in the tenant screening process is to use the information on the rental application form to conduct a background check:
- Credit Check – subject to the tenant’s written consent, a credit check will either provide a simpler “pass/fail” report, or a full credit report including the tenant’s credit score and information about their income, employment, past addresses, credit inquiries and more.
- Eviction Check – an eviction check aims to show the tenant’s history of eviction filings or judgments against them at any point in the last 7 years.
- Criminal History Check – a criminal history check aims to show any records involving the tenant in state court criminal records or in databases such as the national sex offender public registry.
Georgia Eviction Record Search
Georgia eviction records are public and therefore may be accessed by the public. You may choose to use a third-party software for this, or you can access the records yourself. When accessing the records manually, there is a $.50 per page fee for records collected.
To access the eviction records:
- Go to PeachCourt.
- Create an account.
- Select ‘Search by Party Name’ and enter the potential renter’s name to access civil court documents. You may designate a county if you know which jurisdiction their previous rentals fall under.
- Select the case number, and any available documents for the case will be viewable or requestable for purchase.
Responding to Rental Applications
If an applicant meets all of your tenant screening criteria, then there’s nothing you need to do beyond notifying them and moving forward with the normal leasing process.
However, if you acquire a consumer report for an applicant (i.e. credit, eviction or criminal history) and you make an “adverse action” against them (EVEN IF the report’s information wasn’t the primary reason for doing so), you are required to provide the tenant with a notice letter that includes certain details, known as an “adverse action notice”.
An adverse action is defined as either rejecting the applicant or instituting additional/higher requirements than you have for another applicant (i.e. requiring a co-signer, larger security deposit, higher rent or an additional deposit).
In these cases, an adverse action notice is required to be sent to the applicant, and must include the following:
- The agency’s name, address and phone number that supplied the report.
- A statement explaining that the CRA didn’t make the decision for the adverse action themselves, and as a result, that they can’t explain why the decision was made.
- A statement explaining the applicant’s right to dispute such information and their right to a copy of the report in question within 60 days.
To learn more about requirements surrounding adverse action notices, see this article from the Federal Trade Commission. To get an idea of what an adverse action notice might look like, see this example letter.
Additionally, to protect against accusations of illegal discrimination, it is always recommended to include the exact reason why the application was not approved in the rejection letter.