# Eviction in Georgia: court, enforcement and deadlines Eviction in Georgia: why police eviction no longer exists, how court and enforcement bureau cases work, unpaid rent and eviction after an auction. [Real estate](https://mmlaw.ge/en/real-estate-lawyer/) · October 19, 2026 · 6 min read In Georgia a person can be evicted from a flat only on the basis of a court decision. An owner, a bank or an auction buyer has no right to evict anyone on their own or through the police. The decision is enforced by the National Enforcement Bureau: it first gives you 10 days to leave voluntarily, then carries out the eviction by force. ## In short QuestionRuleWho decidesOnly a court — on a claim to recover the flat from unlawful possessionPolice evictionAbolished since 29 December 2015Court hearingFirst instance — within 1 monthCourt feeDeferred for the owner until the case endsTime to leave voluntarily10 calendar days from the enforcement bureau's noticeUnpaid rent3 months — the landlord may end the lease earlyChallenging the enforcement officer15 days — to the bureau, or 1 month — directly to court ## Can you be evicted without a court? No. In the past an owner could show the title documents to the police and have an unlawful occupant removed without a court. That rule (Civil Code, Article 172, part 3) was repealed on 29 December 2015. So “police eviction” no longer exists — the police only help the enforcement officer clear a flat once a court decision exists (Law on Enforcement Proceedings, Article 84). Self-help eviction — changing the locks, putting belongings outside, forcing your way in — is risky. It can be treated as a breach of the inviolability of the home (Criminal Code, Article 160) or as arbitrariness if it causes significant damage (Article 360). Even when you are in the right, it is safer to go through the court. ## How the court case works - The owner files a claim to recover the flat from unlawful possession. An owner can demand the property back unless the occupier has a right to possess it (Civil Code, Article 172). - Payment of the court fee is deferred for the claimant until the case ends (Civil Procedure Code, Article 48). - The first-instance court must decide such a case within 1 month (Article 59). - At a party's request, the court can make the decision immediately enforceable — enforcement can then start before appeals are over (Article 268). - The decision can be appealed to the Court of Appeals within 14 days (Article 369). The Supreme Court decides such a case within 2 months (Article 391). ## A tenant who doesn't pay rent If a tenant has not paid rent for 3 months, the landlord may terminate the lease early (Civil Code, Article 558). Termination of a residential lease must be in writing (Article 563). Otherwise, a landlord may end a residential lease only for a valid reason — for example, a serious breach of the lease by the tenant, or because the owner or a close relative needs the flat (Article 562). A furnished flat can always be terminated, as long as the notice period is respected. If the lease has ended and the tenant does not leave, the owner can claim rent for the whole delay as damages (Article 567). The eviction itself still goes through the court. If the lease is notarised and the parties agreed in it to a writ of execution, overdue rent can also be recovered through a notary's writ (Law on Notaries, Article 38). Important for tenants: a sale does not end the lease. If the flat was already handed to you, the new owner takes the landlord's place (Article 572). ## Eviction after an auction When a mortgaged flat is sold at auction and the buyer pays the full price, the enforcement bureau issues an order on the buyer's ownership. From that moment the former owner loses all rights to the flat (Law on Enforcement Proceedings, Article 75). However, since the end of 2015 the buyer can no longer ask the bureau directly to evict — if the occupant does not leave voluntarily, the buyer must go to court. The ownership order itself can be challenged in court (Article 18³). ## How a forced eviction is carried out - The bureau serves the debtor a written notice: 10 calendar days to leave voluntarily, plus the date and time of the forced eviction (Law on Enforcement Proceedings, Article 84). - The creditor must attend the eviction. If they fail to appear twice, the proceedings end. - The debtor and the people living with them leave together with their belongings. - If the debtor is absent, the officer may enter with the permission of the bureau's chair. Belongings are listed and kept by the creditor. The debtor pays the costs. - The officer draws up a record. If the people in the flat do not comply, the police assist. ## Rights of the person being evicted - To receive a notice — with the deadline and the date and time of the eviction. - Postponement: in case of illness, death of a family member or another emergency, the bureau can postpone the eviction for up to 6 months and extend it once for another 6 months (Law on Enforcement Proceedings, Article 31). - Challenging the officer's actions — within 15 calendar days to the bureau's chair, or within 1 month directly to court. The chair's decision can be appealed to court within 1 month (Article 18). - A complaint does not stop the eviction automatically, but you can ask separately for it to be suspended (Article 18³). - The law has no separate ban on evicting families with children or in winter. If there is illness or another serious situation in the family, ask for a postponement in good time. ## How we help - We check the title documents, the lease and the auction file. - We prepare and file the claim or the defence in an eviction case. - We represent you in court and at the National Enforcement Bureau. - Where needed, we challenge the enforcement officer's actions and request a postponement of the eviction. ## Legal basis - [Civil Code of Georgia](https://matsne.gov.ge/ka/document/view/31702) - [Civil Procedure Code of Georgia](https://matsne.gov.ge/ka/document/view/29962) - [Law on Enforcement Proceedings](https://matsne.gov.ge/ka/document/view/18442) - [Law on Notaries](https://matsne.gov.ge/ka/document/view/90928) - [Criminal Code of Georgia](https://matsne.gov.ge/ka/document/view/16426) Official texts (in Georgian) — Legislative Herald of Georgia, matsne.gov.ge. Important: this article is general information based on the law in force on the date it was published. Laws change and every case is different, so it doesn't replace advice from a lawyer. Before you act on it, contact us. MMLAW is not responsible for decisions made solely on the basis of this article. [Real estate lawyer](https://mmlaw.ge/en/real-estate-lawyer/) ## Frequently asked questions ### Can I be evicted without a court in Georgia? No. Police eviction was abolished on 29 December 2015. Eviction happens only on a court decision, carried out by the National Enforcement Bureau. Evicting someone yourself — changing the locks or removing their belongings — can be treated as a crime. ### How many months of unpaid rent before I can evict a tenant? If the tenant has not paid for 3 months, you can terminate the lease early — in writing. If they still don't leave, you ask the court for eviction and claim rent for the delay as damages. ### How many days do I have to leave the flat? 10 calendar days from the enforcement bureau's notice. The notice must also state the date and time of the forced eviction. In case of illness or another emergency, it can be postponed for up to 6 months. ### My flat was sold at auction — when will I be evicted? After the ownership order, the former owner loses all rights to the flat. If you don't leave voluntarily, the buyer has to go to court — the bureau no longer evicts directly on the buyer's application. The order can be challenged in court. ## Related topics - [#Property](https://mmlaw.ge/en/real-estate-lawyer/) - [#Court cases](https://mmlaw.ge/en/civil-litigation-lawyer/) - [#Your rights](https://mmlaw.ge/en/blog/what-to-do-if-detained/) - - [Debt limitation period in Georgia: unpaid bank loans](https://mmlaw.ge/en/blog/debt-limitation-period-georgia/) - - [Living in a flat for a lump sum (girao)](https://mmlaw.ge/en/girao-apartment-lump-sum-georgia/) - - [Mortgage](https://mmlaw.ge/en/mortgage-georgia/) - - [Power of attorney in Georgia: types, validity, revoking](https://mmlaw.ge/en/blog/power-of-attorney-in-georgia/) - - [Civil litigation lawyer](https://mmlaw.ge/en/civil-litigation-lawyer/) - - [Who is a judge? 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