Short summary: In a Georgia partition case you must prove both that you paid certain expenses on the property and that those payments should affect how the court divides the proceeds (or ownership). The court will accept receipts and bank statements, but you should assemble original receipts, invoices, cancelled checks, credit card/bank records, contractor agreements, and supporting materials (before/after photos, lien waivers, affidavits). Organize the documents, authenticate them, show the connection between each item and the property, and be prepared to explain whether an item is a recoverable expense, contribution to the property, or an improvement that alters share allocation.

Legal framework (Georgia)

Partition actions are governed by Georgia property law (see Title 44 of the Official Code of Georgia Annotated). Evidence rules that affect how documentary proof is admitted are in Georgia’s Evidence Code (Title 24). For background on the statutes that govern partition and evidence practice, see Georgia Code, Title 44 (Property Rights) and Title 24 (Evidence):

• Georgia Code — Title 44: Property Rights
• Georgia Code — Title 24: Evidence

What paperwork to gather

Collect documents that show (1) the expense, (2) payment, and (3) connection to the house. Prefer originals; if originals aren’t available, gather certified or otherwise authenticated copies. Typical documents include:

• Receipts and invoices showing vendor name, date, description of work or materials, and amount.
• Cancelled checks (front and back) or bank statements showing the check or electronic payment cleared to the vendor.
• Credit card statements showing the charge and proof of payment (monthly statement and a receipt or vendor invoice).
• Wire transfer confirmations, ACH records, or online payment confirmations tied to the vendor.
• Contractor agreements, bids, change orders, and final invoices that describe scope of work.
• Lien waivers or releases from contractors or suppliers showing they were paid.
• Photographs or videos showing the condition before, during, and after work (with timestamps if available).
• Permits, inspection reports, and paid local property tax receipts or building permit receipts.
• Mortgage or escrow statements showing payments for insurance, taxes, or repairs paid out of escrow.
• Utility bills where relevant (for example, if you paid a utility bill while the property was occupied by another co-owner).
• Accounting spreadsheets or ledgers that summarize expenses by date, payee, and purpose (include source receipts labeled to match lines).
• Correspondence (emails or texts) with contractors confirming scope, price, and completion.
• IRS forms or 1099s issued to contractors (can help show who performed paid work).

How Georgia courts evaluate receipts and bank statements

Courts consider three main questions:

1. Was the expense actually incurred and paid?
2. Was the expense made for the benefit, preservation, or improvement of the property?
3. If paid by one co-owner, should the paying owner be reimbursed or receive a greater share of sale proceeds?

To answer these, the court will look for documentary proof of payment (cancelled checks, cleared bank entries, credit card records) plus invoices/receipts showing the work or purchase. Courts prefer contemporaneous records over reconstructed lists created long after the fact. Business records and original documents carry more weight than unauthenticated photocopies or oral claims.

Authenticating documents and hearsay concerns

Georgia Evidence rules affect how documents are admitted. Common methods to authenticate and admit records:

• Produce original documents whenever possible.
• Use a custodian affidavit or a business records affidavit to admit bank statements, contractor invoices, or merchant records under the business-records exception to hearsay.
• Offer cancelled checks (show both sides) and bank statements that match the check numbers and dates.
• Call the preparer (bookkeeper, contractor) as a witness to authenticate invoices or receipts.
• Use sworn affidavits from the claimant summarizing the expenses and attaching copies of source documents; expect cross-examination on accuracy.
• When a vendor is unavailable, use alternative corroborating evidence (matching bank debits, email confirmations, or lien waivers).

Types of expenses courts are most likely to credit

Courts treat expenses differently depending on purpose:

• Repairs and maintenance made to preserve the property’s value — typically recoverable as an equitable adjustment among co-owners.
• Necessary expenditures to prevent waste (emergency roof repairs, immediate plumbing fixes) — usually credited to the payer.
• Major improvements that increase value — may be treated as contributions to capital; courts may account for increased value differently (not always a dollar-for-dollar reimbursement).
• Payments of mortgage, taxes, and insurance — these commonly affect accounting among co-owners, especially if one owner paid while others did not.

How to present the paperwork in a partition proceeding

Practical steps to make your proof persuasive:

1. Create an itemized expense schedule: date, payee, description, amount, and category (repair, improvement, tax, insurance). Number each supporting page and attach corresponding receipts or statements.
2. Group documents by category and chronologically. Use tabs or a PDF with bookmarks for easy navigation during hearing.
3. Highlight matching evidence (e.g., highlight a payment entry on a bank statement next to the invoice it paid).
4. Bring originals to the hearing and provide accurate copies to opposing parties in discovery or under the court’s scheduling order.
5. Serve a subpoena to obtain bank records you cannot get voluntarily (Georgia courts allow subpoenas to compel production). If bank records are required, request certified bank statements or a custodian affidavit to authenticate them.
6. If a contractor disputes being paid, produce lien waivers, 1099s, or cancelled checks to show payment.
7. Be prepared to explain why each expense benefits the property and why it should shift the division of proceeds or ownership interest.

Common problems and solutions

• No original receipt: produce a sworn affidavit explaining why the original is unavailable and attach copies plus corroborating bank records.
• Payment by cash: the court will want corroboration (signed receipt, contractor testimony, before/after photos, or other contemporaneous evidence).
• Bank statement redactions: provide unredacted records to the court and supply redacted copies to other parties if privacy is a concern under court rules.
• Co-owner dispute over whether an expense was necessary: present testimony, contractor testimony, estimates, and photos showing the need.

Practical checklist to bring to the hearing or discovery

• Itemized summary spreadsheet (PDF and paper) with cross-references to exhibits.
• Original receipts, invoices, and cancelled checks.
• Bank and credit card statements showing cleared payments.
• Contractor agreements, lien waivers, and 1099s.
• Photos/inspection reports and permits.
• Affidavits from the payer or vendor if the vendor cannot attend.
• Copies served on the other co-owners and filed per court rules.

Next steps and when to get help

If you anticipate a partition action, begin assembling documents now and preserve originals. If other co-owners dispute your accounting, consider requesting a formal accounting or mediation before or during the partition. If bank records are missing, you can subpoena them from the financial institution. Because procedural rules and local practice affect how courts treat documentary proof, consider consulting a Georgia attorney who handles partition, quiet title, or real property disputes to advise on strategy, subpoenas, and preparation for trial.

Disclaimer: This is general information, not legal advice. It does not create an attorney-client relationship. For advice about your particular situation, consult a licensed Georgia attorney.