Renting in Tbilisi: Lease Red Flags and How to Get Your Deposit Back

Overview

Georgian law caps a rental deposit at two months' rent.
A lease with no end date can be ended by either side with three months' written notice. A fixed-term lease simply ends on its end date.
There's no legal cap on rent increases. Whatever your lease says about increases is what protects you.
Most deposit fights are won or lost on move-in day. Photograph everything and get it in writing.

Most foreigners rent before they buy in Tbilisi, and many never buy at all. Renting here is usually easy. Landlords are used to foreigners, and plenty of flats come furnished. Problems tend to show up at the end, when the deposit is due back. A few minutes on the lease at the start saves most of them.

Information current as of October 28, 2026.

What Georgian law says

Tenancy rules sit in the Civil Code of Georgia. The parts that matter most to tenants:

Deposit. A landlord can't take more than two months' rent as a deposit.
Rent increases. There's no legal cap. The lease decides. A lease that allows increases with 30 days' notice is common. A lease that's silent on it leaves room for argument.
Open-ended leases. If your lease has no end date, either side can end it with three months' written notice.
Fixed-term leases. These end on the end date with no notice needed. If you stay on and the landlord doesn't object, the lease can continue with no end date.
Repairs. The landlord must keep the home safe and fit to live in. If you report a major repair in writing and the landlord does nothing in a reasonable time, you may be able to deduct the repair cost from the next rent.

Red flags in a lease

No written lease. It happens. Don't accept it. Without a contract, a deposit dispute is your word against theirs.
A deposit above two months' rent. Above the legal cap.
Rent increases "at the landlord's discretion." Ask for a fixed notice period and a limit, or a fixed rent for the whole term.
Vague utilities. Who pays gas, electricity, water, internet and building fees? Write it down, with the meter readings on move-in day.
A lease only in Georgian. Ask for an English version, or get it translated before you sign.
No inventory. For a furnished flat, list every item and its condition, and attach photos.
The person signing isn't the owner. Ask to see the registry extract. If someone else signs, ask for their power of attorney from the owner.

Move-in day

This is when you win your deposit back.

Walk through every room with the landlord.
Take photos and video of walls, floors, appliances and furniture, with dates.
Write down meter readings for gas, electricity and water.
Note every existing scratch, stain and broken item in the inventory.
Have both of you sign the inventory and keep a copy.

Getting your deposit back

At the end of the lease:

Give notice in writing, by the date your lease requires.
Pay the final bills and keep the receipts.
Clean the flat and do the walk-through again, with photos.
Ask for the deposit back in writing, with a date.

If the landlord keeps the deposit for damage, ask for a written list of the damage and the cost. Normal wear isn't damage. Compare their list with your move-in photos.

If they still won't pay, a formal letter from a lawyer is the usual first step. Court is possible, but Georgian tenancy cases can take from a few months to two years. For a deposit of one or two months' rent, the letter is usually the practical step.

Renting while you sort out residence

A lease helps with daily life. It doesn't give you residence. If you'll stay longer than your visa-free year, see our guide to Georgian residence permits. Still picking an area? Our guide to Tbilisi neighborhoods covers prices and what each part of the city is like.

How we can help

We review your lease before you sign, flag the clauses to change, and translate it if you need us to. If a deposit or a landlord dispute comes up later, we write to the landlord and take it further if needed. Ask about a rental contract or see what we do.