How to Remove an Eviction from Your Record in Georgia
An eviction on your record in Georgia can cause serious problems when applying for housing, loans, or even jobs. Landlords and property managers often deny applicants based on past evictions—even if the case was dismissed or resolved years ago.
But here’s the good news: Georgia law gives you several legal options to remove or minimize the impact of an eviction. Whether the case ended in dismissal, was unfair, or was resolved after the fact, this guide walks you through the exact steps to help clear your record.
Can You Remove an Eviction from Your Record in Georgia?
Yes, in many cases. In Georgia, eviction records (also called dispossessory proceedings) are public, but they can be:
- Vacated if the judgment was entered unfairly or by default
- Dismissed if the case was dropped or settled
- Sealed or restricted under rare circumstances, especially if the case was dismissed and no judgment was entered
Unlike some states, Georgia doesn’t offer formal expungement for civil cases, but you still have options to clean up your record and protect your future.
Reference: Georgia Code § 44-7-50 to § 44-7-59 – Dispossessory Proceedings.
Why Removing an Eviction Record Matters in Georgia
- Increases your chances of getting approved for housing
- Prevents landlords from denying your application
- Stops old cases from showing up in background checks
- Allows you to rebuild your financial and rental reputation
Even if you’ve moved on from the eviction, it can still affect your life unless you take legal action to remove it.
Steps to Remove an Eviction from Your Record in Georgia
Step 1: Review Your Court Record and Rental History
Start by locating your eviction case details:
- Visit Georgia’s Judicial Gateway or the website of the county magistrate court where the eviction was filed
- Search by your name or case number
- Review the case disposition (e.g., dismissed, judgment entered, default)
Also check your credit report at AnnualCreditReport.com and request your rental screening reports from companies like TransUnion SmartMove or CoreLogic.
Step 2: Determine How the Case Was Resolved
Understanding the outcome will help you choose the right path:
If the case was dismissed:
You can file a motion asking the court to remove or restrict public access to the case.
If there was a judgment against you:
You can attempt to vacate the judgment—especially if it was a default judgment or you’ve since resolved the dispute.
Step 3: File a Motion to Vacate the Eviction Judgment (If Applicable)
If a default judgment was entered (for example, if you missed the hearing), you may file a Motion to Set Aside under O.C.G.A. § 9-11-60(d).
You may qualify if:
- You weren’t served properly
- You had a valid reason for missing the court date
- The landlord made a legal or factual error
- You’ve repaid the rent or resolved the issue since the ruling
How to do it:
- File a Motion to Set Aside in the same court where the judgment was entered
- Include documentation (e.g., lease agreements, receipts, communication)
- Explain why the judgment should be vacated
- Ask the court to dismiss the case or remove the judgment from your record
Read more at: Georgia Legal Aid – Tenants’ Rights
Step 4: If the Case Was Dismissed, Request a Record Restriction or Redaction
In Georgia, you can ask the court to restrict access to eviction cases that were dismissed or resolved in your favor. This isn’t called expungement, but it has a similar effect—removing the record from public view.
What to Include:
- A motion or letter to the Magistrate Court Clerk
- Copy of the dismissal order
- A short explanation of why restricting the record is justified (e.g., harm to housing opportunities)
Each court may have different procedures, so it’s important to call or check your local court’s website for requirements.
Step 5: Negotiate a Stipulated Dismissal with the Landlord
If the case hasn’t gone to judgment yet—or if the landlord is open to cooperation—you can negotiate a stipulated dismissal.
What to Offer:
- Pay back rent in full or via payment plan
- Move out voluntarily by an agreed date
- Waive claims in exchange for the landlord dismissing the case
Once dismissed, you can follow up with the court to request the record be sealed or restricted.
Landlords are often willing to cooperate if it avoids a lengthy legal battle or helps them re-rent the unit faster.
Step 6: Clean Up Third-Party Tenant Screening Databases
Even if your eviction case is removed from court records, tenant screening companies may still report the eviction.
Here’s what to do:
- Request your rental history report from CoreLogic, TransUnion SmartMove, or RentGrow
- File a dispute with a copy of the dismissal order or court motion
- Request deletion of inaccurate or outdated info
Consumer Financial Protection Bureau – Disputing Tenant Background Reports
What to Do While the Eviction Is Still on Your Record
Even if your eviction is still visible, you can improve your chances of renting:
Provide References
Secure letters from previous landlords or employers who can speak to your reliability.
Be Honest and Upfront
Explain the situation clearly and show documentation of repayment or dispute resolution.
Offer Extra Security
Larger deposits or pre-paying rent can help reduce a landlord’s risk concerns.
Use a Co-Signer
Someone with strong credit can offset concerns over your past record.
Frequently Asked Questions (FAQs)
Can you expunge an eviction in Georgia?
Not in the traditional sense. Georgia does not have a civil expungement law, but you can vacate a judgment or request record restriction for dismissed cases.
How long does an eviction stay on your record in Georgia?
- Court records: Indefinitely, unless sealed
- Credit reports: Up to 7 years
- Rental databases: Often 3–7 years, but varies by company
What if I paid the rent after the eviction judgment?
You may be able to negotiate a stipulated dismissal or file a motion to vacate if the landlord agrees.
Will landlords see a dismissed eviction in Georgia?
Yes, unless the court agrees to seal or restrict the case from public access.
Can TPS Help Remove an Eviction from My Record in Georgia?
Yes! TPS offers legal support and guidance for Georgia tenants facing eviction-related challenges. We can help you:
- File motions to vacate or dismiss eviction records
- Negotiate with landlords to reach a favorable resolution
- Prepare paperwork and court filings
- Improve your rental history and future opportunities
Get in touch with TPS today to discuss your case and explore your legal options.
Reclaim Your Rental Future—Start Clearing Your Record Today
An eviction doesn’t have to define your future. With the right legal steps, you can remove or minimize its impact, regain access to housing opportunities, and protect your reputation.
Whether you’re filing a motion, settling with a landlord, or disputing a screening report—you’re not alone. TPS is here to help you move forward with confidence.