It's the call no landlord wants to make — or rather, the call they never receive. Rent was due on the 1st. It's now the 5th, the 8th, the 10th. Nothing. Your tenant has gone quiet and so has your bank account.
As Mia Madison's Owner Relations Manager, I field these situations regularly. The landlords who handle non-payment well are the ones who know the right steps before they need them. The ones who make costly mistakes are the ones who react emotionally — either too aggressively or too passively — instead of following a clear process.
Here's what to do when your Georgia tenant stops paying rent.
Step 1: Don't Panic — But Don't Wait Either
The moment rent is late, the clock starts. Georgia law doesn't require landlords to give tenants a grace period unless your lease specifies one — but most leases do. Check your lease first. If rent is due on the 1st and your lease gives a 5-day grace period, the tenant isn't officially late until the 6th.
Once the grace period passes, act immediately. Every day you wait is a day you're funding someone else's housing for free.
Step 2: Make Contact — In Writing
Call or text first — sometimes it's a bank issue, a forgotten auto-draft, or a genuine emergency that gets resolved quickly. But follow up any conversation with a written communication the same day. Email or text creates a timestamped record that documents when you reached out and what was said.
Keep it professional. Something like: "Hi [Name], I noticed rent for [month] hasn't been received yet. Please let me know when we can expect payment or if there's an issue we should discuss." Short, professional, documented.
Step 3: Issue a Written Demand
If you don't receive payment or a satisfactory response within a day or two of your initial contact, issue a formal written demand. This should state the amount owed, the date it was due, and a clear deadline to pay or vacate.
Georgia law doesn't technically require a written notice before filing a dispossessory, but issuing one is smart for two reasons: it sometimes prompts payment without the time and expense of court, and it creates a clear paper trail if you do end up in front of a magistrate judge.
Step 4: Decide — Payment Plan or Dispossessory?
This is the decision that defines how the situation resolves. If the tenant has a strong payment history and a credible explanation — a medical emergency, a job loss, a temporary financial disruption — a short-term payment plan may be worth considering. Get any agreement in writing, have both parties sign it, and include a clause that reverts to dispossessory proceedings immediately if the plan isn't honored.
If the tenant has a pattern of late payments, has been unresponsive, or the explanation doesn't hold up — file the dispossessory. Don't let guilt or discomfort delay you. Every week you wait is more money out of your pocket and more time before you can re-lease to a qualified tenant.
Step 5: File the Dispossessory
In Georgia, eviction proceedings are called dispossessory actions and are filed in the Magistrate Court of the county where the property is located. In Savannah, that's Chatham County Magistrate Court. The filing fee is typically $60–$80 and the process moves relatively quickly compared to many other states.
Once filed, the tenant is served and has 7 days to respond. If they don't respond, you can request a default judgment. If they do respond, a hearing is scheduled — usually within 2–3 weeks.
What Not to Do
I want to be direct about this because I've seen landlords make these mistakes and pay dearly for them:
- Do not change the locks. This is illegal in Georgia regardless of how far behind the tenant is on rent.
- Do not remove the tenant's belongings. Also illegal and can expose you to significant liability.
- Do not shut off utilities. Georgia law prohibits this as a form of self-help eviction.
- Do not accept partial rent without a written agreement — accepting any payment can complicate or restart your eviction timeline in certain circumstances.
How Professional Management Changes This
When Mia Madison Properties manages your property, we handle every step of this process — the initial contact, the written demand, the dispossessory coordination, and the court documentation. We also maintain the rent payment records from day one, which means we walk into any hearing with a complete, organized paper trail.
More importantly, our tenant screening process dramatically reduces the likelihood you ever need this guide. The tenants who stop paying are almost always ones who showed warning signs during the application process that weren't caught.
If you're dealing with a non-paying tenant right now, call us directly at (912) 495-7454. We're happy to talk through your situation even if you're not currently a client.
Henry Meyers is the Owner Relations Manager at Mia Madison Properties in Savannah, GA. This article is for general informational purposes and does not constitute legal advice. Consult a licensed Georgia attorney for guidance specific to your situation.