Damage and disputes with a tenant in Georgia: the routes to settle

How do you resolve damage or a dispute with a tenant in Georgia?

Most disputes between landlords and tenants in Georgia, the country, are about money: damage beyond normal wear, unpaid bills or rent, and how much of the deposit comes back. The route is the same in Tbilisi and Batumi. Document the problem, send a written demand, try to settle, if necessary through a mediator, and only then use the enforcement bureau's fast procedure for undisputed debts or the courts. Throughout, the landlord may not help himself by changing locks or keeping the tenant's things. For short-stay guests, the platforms' own damage claims come first, and they must be filed within 14 days.

This guide covers evidence, deposit deductions, the routes to payment with their costs and timings, what to do when a tenant has left Georgia, and damage by short-stay guests. Evicting a tenant who will not leave is covered in our guide to landlord rights and duties.

The routes compared

Evidence: what wins a dispute

Each side must prove its own claims, and courts accept party explanations, witnesses, documents, physical evidence and expert reports. In practice the strongest evidence is prepared before anything goes wrong:

• A signed inventory with dated photos or video of every room at handover.
• The same record at the end of the tenancy, made with the tenant present if possible.
• Meter readings at both dates, signed by both sides.
• Receipts or written quotes for every repair you claim.
• Messages and emails in which the tenant reported or acknowledged the damage.

For larger claims, a party can commission an expert report and file it with the claim. The state Forensics Bureau's 2023 tariff charged GEL 300 for a visual inspection of a building's condition, 2.5% of the value, at least GEL 500, to establish the cost of repair works, and GEL 100 to examine a household appliance; a new tariff took effect on 1 March 2026, so check the current price before ordering. Evidence obtained unlawfully, for example by entering the flat without consent, has no legal force.

Deposit deductions

The deposit can cover what the tenant owes under the lease: unpaid rent, bills the lease puts on the tenant, and the cost of damage beyond the wear that comes from normal use. It cannot cover ordinary ageing of paint, floors or furniture, and bills the lease never mentioned. The Civil Code sets no deadline for returning the deposit, so the lease should, and it also says that interest accrues on a deposit paid in advance, without naming a rate; any clause that puts the tenant in a worse position is void. Expect pushback in the form of set-off: a tenant may deduct their own claims connected with the tenancy, such as repair costs they paid, from rent after giving notice, even if the lease forbids it.

Send the tenant an itemised statement with photos and receipts, and return the rest promptly. A clear statement settles most deposit disputes before they start; the lease clauses that make it possible are in our rental agreement template.

Making a written demand

Georgian law does not require a demand letter before going to court, but a written demand is still the right first step: it fixes the amount, the deadline and the evidence, and it often ends the dispute. Send it to the address and email named in the lease; the Civil Procedure Code recognises a method of service the parties agreed in advance. For proof that is hard to dispute, a notary can draft the demand for GEL 10, deliver it for GEL 10 and certify for another GEL 10 that it was delivered or could not be.

Settling through mediation

Under the Law on Mediation of 2019, both sides can choose a mediator from the national register kept by the Georgian Association of Mediators. The fee is agreed with the mediator, and joint costs are shared equally unless agreed otherwise. A settlement must be written and signed by both parties and the mediator. If one side later does not comply, a city court enforces it on application, usually without a hearing within 10 days, and issues a writ of execution; its ruling cannot be appealed. Mediation also pauses limitation periods for up to 2 years, which matters because a landlord's claims for damage expire 6 months after the flat is returned.

A notary can mediate too, if both sides agree; the notary approves the settlement and can issue a writ for GEL 140 if it is not honoured. Separately, once a claim is filed, a judge may refer property disputes of up to GEL 20,000 to court-annexed mediation even if the parties have not agreed.

The fast route for undisputed debts

For a documented debt that is already due, such as unpaid rent or bills under a written lease, the National Bureau of Enforcement runs a summary procedure. The bureau checks the application, notifies the tenant, and gives them 10 calendar days to pay, object or propose a settlement. If the tenant stays silent or accepts the debt, the bureau's chair issues a debt recovery order that is enforced like a judgment; a written objection ends the procedure and the landlord goes to court. Two limits apply: the route is not available if the landlord still owes something in return, such as the deposit, and the notice cannot be served by public announcement, so it does not reach a tenant who has disappeared.

Going to court

A claim on a lease can be filed where the flat is. Magistrate judges hear money claims up to GEL 5,000; larger claims go to the city court. Filing at first instance costs 3% of the amount claimed, with a minimum of GEL 100. At first instance any adult with legal capacity can represent you under a power of attorney, such as a manager or a friend; only advocates can appear on appeal. The losing side repays the winner's legal costs only within reasonable limits and up to 4% of the claim, so on a GEL 3,000 claim at most GEL 120 comes back.

The procedure code expects a case to be heard within 2 months, or up to 5 for complex cases, but reality is slower: the Council of Europe's justice commission reported about 325 days for first-instance civil cases in Georgia in 2023. A defendant who files no defence within the time the court sets, at most 14 days, or 21 for complex cases, can lose by default without a hearing. The courts' online filing system needs a Georgian personal number and a qualified electronic signature, so most foreign owners file on paper at the court office or through a representative.

When the tenant has left Georgia

A tenant who leaves the country with debts can still be sued in Georgia, where the flat is. If the address abroad is known, the claim is sent under the Hague Service Convention, and it counts as served if no confirmation returns within 6 months despite reasonable efforts. If the tenant's whereabouts are unknown, the court can order service by publication, which counts as served on the 7th day. Enforcement then depends on what the tenant has in Georgia, such as a bank account; a judgment against someone with nothing in the country may be hard to collect.

Collecting after a judgment

The National Bureau of Enforcement collects money judgments, debt recovery orders and notarial writs. The debtor pays an enforcement fee of 7% of the claim, at least GEL 50. The landlord pays an advance of 2% when lodging the writ, 1.5% for claims of GEL 50,000 or more and 1% from GEL 100,000, refunded in proportion to what is recovered. The debtor is entered in the public Registry of Debtors, which blocks the sale or mortgage of their registered property and makes banks freeze their accounts up to the amount owed. There is no travel ban for an ordinary civil debt. For evicting a tenant, the bureau charges 1% of the property's market value, at least GEL 100.

Damage by short-stay guests

• Airbnb. Request payment in the Resolution Center within 14 days of the guest's check-out, with photos or video and repair quotes or receipts. The guest has 24 hours to respond; if they refuse or do not answer, ask Airbnb to step in. Normal wear and tear is not covered.
• Booking.com. Request a damage payment through the platform within 14 days after the stay. Booking.com charges the guest only with their consent and accepts no liability itself, so collect a security deposit under your house rules if you need protection.
• The police. Theft is a crime whatever its value, and damaging property is a crime when the damage exceeds GEL 150; report it and keep the police report for any claim.
• Noise. Municipal inspectors fine noise in residential buildings: GEL 150 for an individual, GEL 500 and GEL 1,000 for repeat offences, and 10 times those amounts for a company or registered entrepreneur.

What not to do

• Do not change the locks or remove a tenant's belongings; a tenant's possession is protected by law, even against the owner.
• Do not enter the flat without consent, except in an emergency the lease provides for.
• Do not hold the whole deposit over a small claim; an excessive deduction invites a counterclaim.
• Do not wait: damage claims against a tenant expire 6 months after the flat is returned.

Handling a dispute step by step

1. Document

   Photos, inventory, readings, receipts, messages.

2. Calculate

   An itemised claim with each deduction justified.

3. Demand in writing

   With a deadline, through the lease's notice channel or a notary.

4. Offer to settle

   Directly or through a mediator.

5. Choose the route

   Summary procedure for undisputed debts, court for the rest.

6. Enforce

   Through the National Bureau of Enforcement.

Risks and exceptions

• Weak evidence. Without a handover record, damage is hard to prove.
• Slow courts. First-instance civil cases took about 325 days on average in 2023.
• Low cost recovery. Lawyer costs are refunded only up to 4% of the claim.
• Tenant abroad. Service and collection take much longer.
• Self-help. Changing locks or keeping belongings exposes the landlord to claims.

Frequently asked questions

Can I keep the deposit for damage?

For damage beyond normal wear, with an itemised statement and evidence.

Do I have to send a demand letter before suing?

No, but it is the best first step and good evidence.

Is there a small claims court in Georgia?

Magistrate judges hear claims up to GEL 5,000; undisputed debts can use the enforcement bureau's summary procedure.

How long does a civil case take?

The law expects about 2 months; on average it took about 325 days in 2023.

Do I need a lawyer?

Not at first instance; anyone with a power of attorney can represent you.

Can I sue a tenant who has left Georgia?

Yes, where the flat is; service abroad can take 6 months.

How long do I have to claim for damage?

6 months from the return of the flat; mediation pauses the clock.

Can I call the police over a guest's damage?

Yes, for theft, and for damage over GEL 150.

Sources

1. Civil Procedure Code of Georgia (Articles 14-18, 53, 59, 70-78, 94, 102-103, 162, 186, 201, 230-233, 363-31 to 363-33), Legislative Herald of Georgia (accessed 20 October 2026)
2. Civil Code of Georgia (Articles 547, 552, 553, 556, 564, 573), Legislative Herald of Georgia (accessed 20 October 2026)
3. Law of Georgia on Enforcement Proceedings (Articles 19-1 to 19-4, 38, 91-2 to 91-8), Legislative Herald of Georgia (accessed 20 October 2026)
4. Minister of Justice Order No 144 on enforcement fees, Legislative Herald of Georgia (accessed 20 October 2026)
5. Law of Georgia on Mediation, Legislative Herald of Georgia (accessed 20 October 2026)
6. Law of Georgia on Notaries (Article 38-1), Legislative Herald of Georgia (accessed 20 October 2026)
7. Government Resolution No 507 on notary fees, Legislative Herald of Georgia (accessed 20 October 2026)
8. Government Decree No 14 of 2023 on Forensics Bureau tariffs, Legislative Herald of Georgia (accessed 20 October 2026)
9. Georgia: beneficiary profile, Council of Europe CEPEJ, 15 July 2024 (accessed 20 October 2026)
10. Concealed court statistics, IDFI, 4 August 2025 (accessed 20 October 2026)
11. Electronic court filing, Common Courts of Georgia (accessed 20 October 2026)
12. Mediation in Georgia, Kluwer Mediation Blog, 11 October 2024 (accessed 20 October 2026)
13. Host damage protection, Airbnb (accessed 20 October 2026)
14. Damage policy, Booking.com (accessed 20 October 2026)
15. Criminal Code of Georgia (Articles 177, 187), Legislative Herald of Georgia (accessed 20 October 2026)
16. Code of Administrative Offences (Article 77-1), Legislative Herald of Georgia (accessed 20 October 2026)

Change log

• 20 October 2026 - Guide published from the Civil Procedure Code, the Civil Code, the laws on enforcement, mediation and notaries, the enforcement fee order, Council of Europe court data and platform damage policies.