What Happens to Tenants When a Georgia Landlord Dies

What Georgia Law Says When a Landlord Dies

A lease is a property interest. It runs with the land, not with the person. When a landlord dies, the lease transfers to whoever assumes ownership or control of the property — the estate, the trust, or eventually the heirs. Tenants are required to continue paying rent and following every term of the lease regardless of what is happening with the estate.

This is the legal reality. The practical reality is different. During the period immediately after a landlord’s death, before a personal representative is appointed and granted authority over the real estate, there may be no one with legal standing to receive rent payments, authorize repairs, or file an eviction.

Being an heir does not grant authority to act. O.C.G.A. § 53-2-7 vests title in the heirs at the moment of death — but O.C.G.A. § 53-8-15 withholds the right to possession until the personal representative assents. An heir who tries to collect rent or make management decisions before the estate is administered is acting without legal authority.

The Operational Gap During Georgia Probate

The Fulton County Probate Court Handbook states it directly: when a personal representative needs authority to rent, lease, or manage real estate, the PR must petition the court for the authority to do so.

Under O.C.G.A. § 53-8-13, the personal representative must file a petition identifying the property, stating the purpose, setting a proposed price or rent, and notifying all heirs and beneficiaries. The court then schedules a hearing. This process adds weeks or months before any legal authority over the rental properties exists.

One exception applies: if the decedent’s will explicitly grants the executor independent authority to manage real property under O.C.G.A. § 53-6-20, the court petition is not required. In practice, most wills are silent on this point. The exception covers a small number of estates.

The operational gap this creates for a rental portfolio:

• Rent collection: No authorized party can legally receive rent payments until the PR is granted real estate authority. Tenants who pay to the wrong party — an heir, a family member — are not protected from a future demand for repayment.
• Repairs and maintenance: No one can authorize emergency repairs, building inspections, or routine maintenance without legal standing. Deferred maintenance during a 9–18 month probate is a direct financial loss to the estate.
• Evictions: Under O.C.G.A. § 44-7-50, a dispossessory affidavit may be filed by the owner or the owner’s agent or attorney. Until a personal representative is appointed and granted real estate authority, no authorized party exists to file — even against a tenant who has stopped paying rent.

What Tenants Can and Cannot Do

Tenants must continue paying rent. The landlord’s death does not terminate the lease or suspend the tenant’s obligations. A tenant who stops paying remains in breach and is subject to eviction once an authorized party has standing to file a dispossessory action.

The lease transfers with the property. The new owner — the estate, the trust, or the eventual heir — must uphold existing lease terms. A buyer who purchases the property from the estate must honor any existing lease until its term expires.

What is less settled: what happens when a tenant has a legitimate maintenance emergency and no authorized party exists to respond. Georgia’s landlord-tenant statute requires landlords to keep premises in repair. If no one has legal authority to authorize repairs during the probate period, tenants should document all repair requests in writing. No Georgia statute automatically releases a tenant from lease obligations because the landlord died.

For a complete overview of how Georgia estate law intersects with real property, see The Best Way to Hold Rental Properties in Georgia.

What Happens With an LLC When the Member Dies

Many Georgia real estate investors hold rental properties in an LLC. The LLC entity itself does not go through probate — the LLC continues to exist as a legal entity. But the deceased member’s ownership interest does go through probate, as an asset of the estate.

Under O.C.G.A. § 14-11-506, when a member of a Georgia LLC dies, the estate representative receives assignee rights — the right to receive distributions — but not management authority or voting rights in a multi-member LLC.

To exercise operational control over the LLC, the executor must be admitted as a full member by the remaining members or per the operating agreement. Without that admission, the executor can receive distributions but cannot direct the LLC’s property management decisions.

A second risk: O.C.G.A. § 14-11-602 sets a default dissolution trigger 90 days after the last member’s dissociation — which includes death. Without an explicit continuity provision in the operating agreement, a single-member LLC whose owner dies may face involuntary dissolution if the estate does not act within that window.

The fix is a trust that holds the LLC membership interest, with a successor trustee who has clear authority to vote those interests and manage the properties on day one.

How a Funded Trust Eliminates the Gap

A properly funded revocable living trust eliminates the authority gap entirely. When the grantor dies, the trust becomes irrevocable automatically under O.C.G.A. § 53-12-201. The successor trustee assumes full authority at that moment — no court appointment, no petition, no hearing required.

The successor trustee has all the authority of the original trustee under O.C.G.A. § 53-12-155. That includes collecting rent, directing property managers, authorizing repairs, and filing evictions under O.C.G.A. § 44-7-50. The trust deed keeps properties titled in the trust’s name after death — the successor trustee controls them and can manage, sell, or refinance per the trust terms.

To prove authority to third parties, the successor trustee presents a certificate of trust under O.C.G.A. § 53-12-280. This document confirms the trust exists and that the successor trustee has authority, without disclosing the full trust document or any beneficiary information. Preparing this certificate takes days, not months — and requires no court.

The critical qualifier: the trust only protects properties that were actually transferred into it. An unfunded trust provides no protection. Those properties go through probate just as if the trust did not exist. For Georgia real estate investors, funding the trust means recording new deeds for each rental property naming the trust as owner, and updating LLC operating agreements to reflect the trust as the member.

To understand what a complete plan looks like, see What an Estate Plan for a Georgia Real Estate Investor Includes.

The Successor Trustee Packet — Day-One Operational Capability

A well-drafted trust plan includes a successor trustee packet — documents the successor trustee can present immediately upon assuming authority. The goal is zero operational gap between the grantor’s death and the moment the successor trustee can act on every property.

For real estate investors with multiple properties, this packet is the difference between a seamless transition and a 12-month management gap. See what a Georgia real estate investor’s estate costs without a plan for the full financial picture.