If you just got a summons from your landlord, the clock isn’t just ticking—it’s racing. In Georgia, commercial evictions move with brutal speed. If you ignore that notice, you could be out of your building and facing a massive financial judgment within 7 days.

Here is the no-nonsense reality of where you stand and how to protect your assets in 2026.

1. The 7-Day Deadfall

Georgia is a “landlord-friendly” state when it comes to speed. Once you are served with a dispossessory affidavit (eviction filing), you typically have only 7 days to file a formal answer with the court.

• If you ignore it: The landlord gets a default judgment. They can send the Marshal to move your equipment to the curb and immediately start garnishing your business bank accounts.

• The “Asset Grab”: A judgment allows them to place liens on business property. If you’re already behind on rent, you needed an attorney a month ago.

2. Personal Guarantee: Are YOU on the Hook?

This is the “million-dollar” question.

• No Personal Guarantee: If you signed the lease strictly as an officer of your LLC/Inc., the landlord can usually only go after the company’s assets. If the business is failing and has no equipment or cash left, the landlord might be “entitled” to $1M but end up with $0. You may be able to walk away and let the chips fall where they may.

• Personal Guarantee Attached: If you signed a guarantee, the corporate veil is gone. The landlord can sue you personally for the remaining rent on the entire lease term. If you have 5 years left on a 10-year lease, they can try to collect 5 years of future rent from your personal savings and home equity.

3. The “Secret Weapon”: Subchapter V (Chapter 11)

Most people think Chapter 11 is only for giants like Delta or Hertz. That’s wrong. Since 2019, the Small Business Reorganization Act (SBRA) has made it easier for companies with debts under approximately $3.4M (the threshold adjusts for inflation) to flip the script.

Scenario A: You want OUT of the lease. If your lease is too expensive, Chapter 11 allows you to “reject” the lease. Instead of paying the full 10 years of remaining rent, the law caps the landlord’s claim. You can often pay them “pennies on the dollar” through a reorganization plan that the court can approve even if the landlord hates it.

Scenario B: You want to KEEP the lease. Maybe you have a “unicorn” lease—below-market rent in a prime location—and you just need time to catch up. Filing Chapter 11 triggers an Automatic Stay. This:

• Immediately cancels the eviction.

• Gives you 3 to 7 months to sort out a plan to cure the “arrears” (back rent).

• Forces the landlord to stop the harassment while you reorganize.

The Bottom Line

Don’t wait for the Marshal to show up with a lockout notice. Whether you want to save your spot or bail without losing your house, you need a strategy before the 7-day window closes.