The set-out is the final step of the Georgia eviction process — the day the marshal arrives, the tenant is removed, and you regain possession of your property. It's the moment everything has been building toward, and being prepared makes it go smoothly.
What Is a Set-Out?
A set-out is the physical execution of the writ of possession. The county marshal or sheriff's deputy arrives at the property, oversees the removal of the tenant and their belongings, and formally restores possession to the landlord.
The term "set-out" refers to the process of moving the tenant's belongings out of the unit — typically to the curb or a designated area outside the property.
Before Set-Out Day
Confirm the date and time — The marshal's office will give you a scheduled date and approximate time window. Confirm this date and make sure you or your representative will be present.
Arrange your set-out crew — You are responsible for providing the labor to physically move the tenant's belongings out of the unit. The marshal oversees the process but does not move furniture or boxes. Your crew needs to be on-site and ready when the marshal arrives.
Notify your locksmith — Schedule a locksmith to change the locks immediately after the set-out is complete. You want the locks changed the same day.
Bring the writ — Have a copy of the writ of possession with you on set-out day.
What Happens on Set-Out Day
Marshal arrives — A deputy marshal or sheriff's deputy arrives at the property at the scheduled time. They are there to oversee the process and ensure it proceeds lawfully.
Final notice to the tenant — The marshal will knock and give the tenant a brief opportunity to leave voluntarily. If the tenant opens the door and agrees to leave, the process is typically smoother and faster.
Tenant is removed — If the tenant refuses to leave or is unresponsive, the marshal will physically remove them from the property. Law enforcement handles this — you and your crew should not attempt to remove the tenant yourselves.
Belongings are moved outside — Your set-out crew moves the tenant's belongings from the unit to the curb or a designated area. The marshal oversees this process to ensure it's done properly.
Marshal declares the writ executed — Once the unit is cleared and the tenant has been removed, the marshal formally declares the writ executed. You now have legal possession of the property.
Locks are changed — Your locksmith changes the locks immediately. Do not change the locks before the marshal declares the writ executed.
What You Are Required to Do
Georgia law requires that the tenant's belongings be placed outside the property — not disposed of, not stored, not removed from the premises. The tenant's property must be accessible to them after the set-out.
You are not required to store the tenant's belongings. Once they are placed outside, the tenant is responsible for retrieving them. Items left on the curb after a reasonable period may be treated as abandoned property under Georgia law.
What If the Tenant Is Violent or Threatening?
The marshal is present specifically to handle situations where the tenant is uncooperative or threatening. Do not attempt to physically confront the tenant yourself. If you have reason to believe the tenant may be dangerous, notify the marshal's office in advance so they can prepare appropriately.
What If the Tenant Has Already Left?
If the tenant vacated before the set-out date, you may still need the marshal to formally execute the writ before you can legally change the locks and take possession. Contact the marshal's office to confirm their procedure for properties where the tenant has already left.
After the Set-Out
Once the set-out is complete and the locks are changed, you have legal possession of the property. Your next steps:
- Document the condition of the unit with photos and video
- Assess any damage beyond normal wear and tear
- Begin the turnover process — cleaning, repairs, and re-listing
Call us at (404) 795-5069 to get started.
Topics