Chavis v. McDowell Properties - Discretionary Application Dismissed

GA Court of Appeals Opinions

Filed March 3rd, 2026

Detected March 3rd, 2026

Summary

The Court of Appeals of Georgia dismissed a discretionary application in the case of Chavis v. McDowell Properties of Ga, LLC. The court found it lacked jurisdiction because the appeal was not filed within the statutorily required seven-day period for dispossessory actions.

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What changed

The Court of Appeals of Georgia has dismissed a discretionary application filed by Daniel Chavis in his case against McDowell Properties of Ga, LLC, d/b/a Alexander Crossing. The dismissal stems from the applicant's failure to file the appeal within the seven-day window required for dispossessory actions originating from a magistrate court, rendering the appellate court without jurisdiction. The original magistrate court had granted a writ of possession and awarded $7,551.29 in past-due rent.

This ruling reinforces the strict procedural requirements for appeals in dispossessory cases in Georgia. Regulated entities, particularly landlords and property managers, should ensure that any appeals from magistrate court judgments in such cases are filed promptly within the seven-day statutory limit to preserve their appellate rights. Failure to adhere to this deadline will result in dismissal, as demonstrated in this case.

What to do next

Ensure all appeals in dispossessory actions are filed within the seven-day statutory limit.

Source document (simplified)

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March 3, 2026 Get Citation Alerts Download PDF Add Note

Daniel Chavis v. McDowell Properties of Ga, LLC D/B/A Alexander Crossing

Court of Appeals of Georgia

Citations: None known
Docket Number: A26D0356
Disposition: Discretionary Application Dismissed
Opinion
Authorities (1)
Cited By (0)
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Disposition

Discretionary Application Dismissed

Combined Opinion

Court of Appeals
of the State of Georgia

ATLANTA,____________________
March 03, 2026

The Court of Appeals hereby passes the following order:

A26D0356. DANIEL CHAVIS v. MCDOWELL PROPERTIES OF GA, LLC,
d/b/a ALEXANDER CROSSING

McDowell Properties of Ga, LLC, d/b/a Alexander Crossing (“Landlord”)
filed this dispossessory action in the Magistrate Court of DeKalb County seeking
past-due rent and a writ of possession for premises leased to Daniel Chavis. On
February 2, 2026, the magistrate court entered judgment in favor of Landlord,
granting it a writ of possession and $7,551.29 in past due rent. On February 13, 2026,
Chavis filed this application for discretionary review of the magistrate court’s order.
We lack jurisdiction.
The only avenue of appeal available from a magistrate court judgment is
provided by OCGA § 15-10-41 (b), which allows for a de novo appeal to the state or
superior court. See Tate v. Habif, 367 Ga. App. 435, 438-439 (2) (886 SE2d 389)
(2023) (citation and punctuation omitted). Where an application for discretionary
appeal represents an attempt to appeal a magistrate order, this Court will occasionally
transfer that application to the magistrate court with direction to send the appeal to
state or superior court. See Ga. Const. of 1983, Art. VI, Sec. I, Par. VIII (“[a]ny court
shall transfer to the appropriate court in the state any civil case in which it determines
that jurisdiction or venue lies elsewhere”); OCGA § 5-3-4 (a) (granting superior and
state courts appellate jurisdiction over final judgments of lower judicatories). Like this
Court, however, the state and superior courts have appellate jurisdiction only where
an appeal is filed within the time prescribed by statute. See OCGA § 5-3-7. See also
Radio Sandy Springs v. Allen Road Joint Venture, 311 Ga. App. 334, 336 (715 SE2d 752)
(2011) (“The proper and timely filing of a notice of appeal is an absolute requirement
to confer jurisdiction upon the appellate court.”) (citation and punctuation omitted).
While an appeal from magistrate court generally may be filed within 30 days of entry
of the order sought to be appealed, see OCGA § 5-3-7, appeals in dispossessory
actions must be filed within seven days of the date the judgment was entered. See
OCGA § 44-7-56 (b) (1); Stubbs v. Local Homes, LLC, 375 Ga. App. 513, 516 (915
SE2d91) (2025); Radio Sandy Springs, 311 Ga. App. at 335-336. Here, Chavis’s
application was filed 11 days following entry of the magistrate court’s order. Given
that fact, Chavis has lost his right of appeal. Accordingly, we decline to transfer this
case back to the magistrate court with direction to send the appeal to state or superior
court, and this application is hereby DISMISSED.

Court of Appeals of the State of Georgia
Clerk’s Office, Atlanta,____________________
03/03/2026
I certify that the above is a true extract from
the minutes of the Court of Appeals of Georgia.
Witness my signature and the seal of said court
hereto affixed the day and year last above written.

, Clerk.