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Prohibited
Practices/Illegal Lease Clauses
New Anti
Retliation Laws Againsts Georgia Landlords (Consumer-SOS)
GA Leases That Automatically
Renew-Are They Enforceable? (Commercial Leases) See
also Repairs Where
To Go For More Help (Legal Advocates) Discrimination/Fair
Housing
http://tenant.net/otherareas/uscode/fair-hse.html
Housing Exempt
From The Fair Housing Act (Consumer-SOS)
Discrimination
In Advertising Related To Housing
(Consumer-SOS) Filing
A Lawsuit Under The Fair Housing Act
(Consumer-SOS) Requirements
For New Buildings (Built After 1991) Procedures
& Penalties For Violations
(Consumer-SOS)
www.accessut.state.ut.us/advobook.htm For
More See Prohibited
Practices/Illegal Lease Clauses
In May of 2019, Georgia
enacted a new landlord tenant law to protect tenants from a landlord's
retaliation. This law does not protect you if the rent is past due or if the
landlord is raising the rent because the lease just expired. But if the landlord
is found liable, civil penalties can include a $500
fine, plus one month's rent, plus
court costs and attorneys fees, for willful and
wanton conduct.
Index of Georgia Relaliation Law (OCGA 44-7-24)
Protected Tenant
Activities From Retaliation (Ga. Code §
44-7-24(b))
Examples of Unlawful
Retaliation (Ga. Code § 44-7-24(c))
Penalties for Unlawful
Retaliation (Ga. Code § 44-7-24(e))
Exceptions Where
Tenants Are Unprotected (Ga. Code § 44-7-24(d))
GA Landlord
Defenses Against Housing Code Complaints
(Ga. Code § 44-7-24(f))
In 2019, the GA legislature enacted laws that
protect tenants from retaliation because they've asked for repairs or filed a
complaint with goverment agencies. if the
landlord is found liable, civil penalties can include a
$500 fine, plus one
month's rent, plus court costs and attorneys
fees, for willful and wanton conduct.
Perhaps not!
See also Discrimination/Fair
Housing
Questions Asked About Fair Housing (GA L/T Handbook
2017)
Search for the word "fair" using CTRL F or command F (for Macs)
Help Resources In Atlanta
Where to find
help if you've been the victim of discrimination.
See also subtopic on "Legal Help".
Learn what housing is covered, the types of discrimination that is
prohibited and where to go for help.
Some housing can discriminate. Find out which.
What Is a Disability
As Defined By The Fair Housing Act
(Consumer-SOS)
Guide to finding accessible housing for people with disabilities.
Where To Go For More Help
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Federal law may also protect you if the decision was based on your race, color
creed, national origin, marital or family status or age if over 40. For details
see Discrimination/Fair
Housing.
If the landlord is punishing you for exercising your legal rights, you may have
to sue in court or appeal to the media. For help, call your landlord tenant hotline, or get media
support through your local TV, newspaper or radio station.
How landlord an show not in
violation in regards to retaliation claim by tenant.
(a) A residential tenant establishes a prima-facie
case of retaliation by demonstrating that he or she
took an action under subsection (b) of this Code section relating to a
life, health, safety,
or habitability concern and by demonstrating that his or her landlord took an
action under subsection (c) of this Code section.
GA Tenant
Activities Protected From Retaliation
(Ga. Code § 44-7-24(b))
(b) Elements of a prima-facie
case under this Code section include that a tenant:
(1) In
good faith exercised or attempted to exercise against a landlord a right or
remedy granted to such tenant by contract or law;
(2) Gave
a landlord a notice to repair or exercise a
remedy under this chapter;
(3)
Complained to a governmental entity responsible for enforcing building or
housing codes or a public utility, and
the tenant:
(A)
Claims a building or housing code violation or utility
problem that is the duty of the landlord to
repair; and
(B) Acts in good faith in that a reasonable
person would believe that the complaint is valid and that the violation or
problem occurred; or
(4)
Established, attempted to establish, or participated in a tenant organization to
address problems related to the habitability of the property, such as life,
health, or safety concerns.
Examples of
Obvious Unlawful Retaliation
(Ga. Code § 44-7-24(c))
(c) Elements of a
prima-facie case under this Code section include that a landlord, within
three months after the date that a tenant takes any action described under
subsection (b) of this Code section:
(1) Filed a
dispossessory action, except for the grounds
set forth in paragraph (2) of subsection (d) of this Code section;
(2) Deprived the tenant of the use
of the premises, except for reasons authorized by law;
(3)
Decreased services to the tenant;
(4) Increased the tenant's rent or
terminated the tenant's lease or rental agreement; or
(5) Materially
interfered with the tenant's rights under the
tenant's lease or rental agreement.
Back To Retaliation
Exceptions To The GA Law on Landlord Retaliation (Ga.
Code § 44-7-24(d))
(d) A landlord shall not
be liable for retaliation under this Code section:
(1) For increasing rent or reducing
services:
(A) Under an escalation clause in a written lease for
utilities, taxes, or insurance;
(B) As part
of a pattern of rent increases or for reducing
services as part of a pattern of service reductions, for an entire multiunit
residential building or complex; or
(C) As part
of a rent increase due to the terms of the tenant's or
landlord's participation in a program regulated by this state or the federal
government involving the receipt of federal funds, tenant assistance, or
tax credits; or
(2) For a dispossessory action or lease or rental agreement termination in
accordance with this chapter based upon one or more of the following
circumstances:
(A) The tenant is delinquent in rent when the
landlord gives notice to vacate or files a dispossessory action;
(B) The
tenant, a member of the tenant's family, or a guest or invitee of the tenant
intentionally damages property on the premises
or by word or conduct threatens the personal safety of
the landlord, the landlord's employees, or another tenant;
(C) The
tenant has breached the lease, other than by holding over, by an action such as
violating written lease provisions prohibiting serious
misconduct or criminal acts;
(D)
The tenant holds over after the tenant gives notice of
termination or intent to vacate; or
(E)
The tenant holds over after the landlord gives notice
of termination at the end of the rental term as agreed upon in the
written lease.
Landlord
Defenses Against Housing Code Complaints
(Ga. Code § 44-7-24(f))
(f) It shall be a rebuttable defense under
this Code section that the property has been inspected
within the prior 12 months pursuant to any federal, state, or local program
which certifies that the property complies with applicable building and housing
codes or that the property has been inspected
within the prior 12 months by a code enforcement officer or a licensed
building inspector who certifies that the property
complies with applicable building and housing codes.
Landlord Penalties for Unlawful Retaliation (Ga. Code § 44-7-24(e))
(e) In addition to any other remedies provided for
by law, if a landlord retaliates against a tenant
pursuant to this Code section, such retaliation shall be a defense to a
dispossessory action, and the tenant may
recover from the landlord a civil penalty of
one month's rent plus $500.00,
court costs,
reasonable attorney's fees where the conduct is wilful, wanton, or
malicious,
and declaratory relief less any delinquent rents or other sums
for which the tenant is liable to the landlord.
City And County
Housing Codes (All 50 States)
Check your city and county housing
codes for further protection. Some expressly protect against retaliation for
reporting a violation. Once on your code website, search for
retaliat or retaliation.
If you still can't find help, Google your
state along with the words Landlord and Retaliation. If you are in a big city,
Google that as well.
Examples:
Georgia landlord retaliation
New York landlord retaliation
San Francisco landlord retaliation
Google Scholar
Do the same search above in Google Scholar for state specific case law. Repeat
search choosing Articles.
For more help see Lawyers,
Courts & Self Help
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Uninhabitable
Premises/Constructive Eviction
Sometimes a landlord will create a nuisance or fail to make needed
repairs. If such actions are drastic enough to make the premises unlivable, the law may permit the
tenant to immediately move out and sue for "constructive
eviction."
Note a tenant cannot normally sue for such unless the problem caused them to move out before the end of their lease. GA courts will not find constructive eviction for minor matters, or even for important matters. It's got to be major. Mere discomfort is not enough. The test is if a reasonable person would be forced to leave the property and it's the landlord who is responsible.
The rules for constructive eviction vary
from state to state.
So be very careful about claiming constructive eviction without first
seeking help from a local attorney.
If the tenant can show contructive eviction, damages can be collected for back rent, damage to furniture
and other expenses.
Constructive Eviction
An Uphill Battle In Georgia
First, the tenant must prove that the landlord’s
failure to keep the rented premises in repair allowed the premises to
deteriorate to such an extent as to make the rented premises unfit for the
tenant to carry on business in a commercial lease or
uninhabitable in a residential lease. See, Hightower v. Daniel, 143 Ga.
App. 217, 237, 237 S.E.2d 688 (1977).
Second, the tenant must prove that
the rented premises couldn’t be restored to a fit
condition by ordinary repairs that could be made
without unreasonable interruption of the
tenant’s business in a commercial lease or the tenant’s habitation in a
residential lease.
Georgia Landlord Tenant
Case Law (Georgia State Court Bench Book)
Once on page, search for the term
constructive eviction.
E. Constructive eviction
1. Failure to repair property makes it unfit to live in or defeats the purpose in renting the property;
2. It could not be restored to a fit condition by ordinary repairs which could be made without unreasonable interruption of the tenant's business; and
3. Requires a grave condition of a permanent nature. see
Delta Cleaner Supply Co. v. Mendel Drive, 286 App. 227, 648 SE2d 651 (2007); see Hightower v. Daniel, 143 App. 217, 237 SE2d 688 (1977), Alston v. Georgia Credit Counsel, 140 App. 784, 232 SE2d 134 (1976), Overstreet v. Rhoades, 94 App. 750, 96 SE2d 305 (1956) (rotten, severely leaking roof enough)].4. Constructive eviction defeats claim for rent but tenant usually required to vacate the premises to assert constructive eviction. Alston v. Georgia Credit Counsel, 140 App. 784, 232 SE2d 134 (1976).
State
Habitability Statutes And Law Reference Guide (50 States)
Scroll down to your state and see what the remedies are for breach of
habitability. If listed, this will show you what you need to prove for
constructive eviction. If the statute is silent, there still may be case
law in your favor. But be careful and talk to a lawyer if you can!
For case law, go to Google Scholar, and
search for "constructive eviction" and your state.
Help Resources In Atlanta
How to deal
with housing code problems, health and safety and finding legal help.
Where To Go For More Help
For More Help, See Repairs
and Lawyers, Courts & Self Help
Back
To Top
*For
Repairs (GA)
*For
Return Of Your Security Deposit (GA)
*Tenant
Defenses Against Eviction (GA)
Where To Go For More Help
The Forms Below Are Generic
& Not State Specific
FOR TENANTS
Tenant's
Notice To End The Tenancy
Notice
To Landlord To Make Repairs (Lawsmart)
FOR LANDLORDS
Amendment
Of Lease (Lawsmart.com)
Assignment
Of Lease (Lawsmart.com)
Sample
Residential Lease (Lawsmart.com)
Consent
To Assignment Of Lease (Lawsmart.com)
Sample
Tenant Notice Invoking Option To Renew Lease
Landlord
Demand Letter Informing Tenant Of Breach Of Tenancy And What Tenant Must Do To
Make Amends
Landlord Notice To Terminate The Tenancy (Lawsmart)
Lease
Termination Agreement (Lawsmart)
Memorandum
Of Lease (Lawsmart)
Notice
Of Rent Increase (Lawsmart.com)
Residential
Rental Application (Lawsmart.com)
Notice
To Tenant To Make Repairs (Lawsmart.com)
GA Landlord-Tenant Handbook (2017)
see pp. 20,27 for repairs and
repossession and disposal of personal property.
GA Landlords Right To Evict After Getting A Court Judgment
Mobile Home defined in
44-7-82.
HUD/Public
Housing
Public vs. Private Housing
Public housing differs from private housing in two important ways. In public housing, a family's rent is based on the family's income and size. In a private house or apartment, rent is set by the landlord. In addition to this, many of the rights and duties of public housing tenants are directed by federal law. In contrast, most rights and duties of private tenants are set by the landlord. In most cases, you actually have more rights in public housing than in private housing.
Grievance Procedure for Public Housing Tenant (GA)
Basics of Public
Housing (Your Rights & Responsibilities) (GA)
Links To Local HUd Offices Throughout US
HUD
Help
Federal laws and regulations protect you from discrimination, fraud, and
unscrupulous practices in buying and renting a home. Know your rights.
http://tenant.net/Other_Areas/Public/butler.htm
Admission, rents and lease requirements, eviction and grievances procedures and
help numbers.
State
Housing Authorities (All 50 States, DC & US Territories)
State housing agencies may give money and advice directly to low- and moderate-income people to help with rent, utilities,
repairs to remove health and safety hazards, accessibility for the handicapped, and
becoming homeowners. They also may construct, own, and manage public housing, which usually includes providing social services for the residents.
Where To Go For More Help
Right
To Tenant's Property Left Behind
See Abandonment (Consumer-SOS)
Crime
Prevention
Getting
Your Landlord To Prevent Crime
(General)
Use Internet phone books and reverse lookups to find out who your neighbors are
and contact them. Good to organize a neighborhood watch, or simply have them
turn down the noise.
See Nuisances, Noise & Neighbors
Step by step on what to do and where to go for assistance.
GA United Way Help Book
Online
social service directory for Georgia.
Form Letters
Form
Letters Written by Attorneys (Consumer-SOS)
Samples.
Legal Assistance From Lawyers & Other Advocates
Georgia Housing Code Problems (Consumer-SOS)
Atlanta Legal Aid
(404) 524-5811
Will also direct to other legal aids if you're not in Metro Atlanta.
Atlanta Volunteer Lawyers Foundation
(404) 521-0790
Volunteer attorneys
help low-income tenants in Fulton & Clayton counties who face illegal
evictions, unlawful withholding of security deposits, or abhorrent
conditions that go unaddressed by their landlords.
$ Qualifications:
You must earn less than
200% of federal
povety guidelines. As of 2016 (about 49k for household of 4, about 23k for
an individual). They also help if you have unpaid wages due to you by your
employer, regardless of whether you rent or own.
Metro Fair Housing
Services
(404) 765-3985
For help preparing a housing related complaint i.e. for discrimination
against the handicapped.
Georgia Law
Center For The Homeless
(404) 681-0680
100 Edgewood Avenue , Suite1625, Atlanta, Georgia 30303
Free civil legal services for low income individuals
about to be evicted. With several lawyers on staff, they can represent you
in court or refer your case to other attorneys.
Find Your Local AARP
The AARP offers legal advocacy for seniors and may also have state specific
consumer brochures which are available to everyone.
Find Your
Local Newspaper, Magazine, Radio & TV Stations
Give them a little bad press and you're bargaining power increases tremendously.
Select your state, and then click on your county or city for the proper media to
report to. (DC Not Included).
Other Help Resources In Atlanta
(Consumer-SOS)
How to find
legal help and deal with housing code problems, discrimination, roommates, late rent and lack of
money, finding an apartment, transportation, health & safety and more.
Landlord
Tenant Rights For People In The Military (GA)
If a tenant is on active military duty and receives either permanent change of
station orders or temporary duty orders in excess of three months, the tenant is
liable for no more than thirty (30) days rent after the date he provides written
notice and proof of assignment to the landlord. The tenant will still be liable
for any damages above ordinary wear and tear. The landlord must still abide by
the laws related to security deposits and move out inspections.
Help Resources
(GA)
Legal Aids, mediation and Governor's Office Of Consumer Affairs.
Housing Help
Housing
Code Problems & Help#s (GA)
GA
United Way Help Book
Online
social service directory for Georgia.
Other Advocates and Free Legal Resources
Find The AARP In Your
State
The AARP offers legal advocacy for seniors and may also have state specific
consumer brochures which are available to everyone.
Find Your
Local Newspaper, Magazine, Radio & TV Stations
Give them a little bad press and you're bargaining power increases tremendously.
Select your state, and then click on your county or city for the proper media to
report to. (DC Not Included).
Choose
your state, select your city, and look up help agencies galore!!!
Their stellar search engine can lead you to any social service topic you can
think of. Just type in the
words "housing rights" or "HUD" or "housing
Authority" or "housing codes", etc.
National
Help Orgs For A Variety Of Consumer Problems
The Elderly, Environment, Families, Fraud, Health & Safety, Insurance The
Handicapped, Medical Problems, Telemarketing and more.
For More General Advice,
See
Georgia Landlord Tenant Law From A To Z With Georgia Case Law
(GA State Court Benchbook)
The left hand index has all you want to know about security deposits, evictions,
repairs, counter claims, summons, service ands more.
Misc.
GA Landlord-Tenant Handbook (2017)
Tenant's
Rights In GA (Legal Aid Brochures)
Your rights as a tenant, guest or border; What you need to
know before moving in; Repairs; Communicating with your landlord; What to do
when you move out; and evictions.
Bad Checks-How To Prosecute In Georgia
Laws Enforced By The GA Office Of Consumer Affairs
Georgia Fair Business Practice Act (The Statute)
Flood
Insurance Facts (GA)
Find Your
City's Municipal Codes
Learn how your city code treats, garbage, nuisance and safety hazards. If you
can't find your city, follow their links to other code sites that can help you.
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