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GeorgiaHB 1552025-2026 Regular SessionHouseWALLET

Local government; selection and objection to arbitrators; revise procedures

Sponsored By: Victor Anderson (Republican), Chas Cannon (Republican), Brent Cox (Republican), Joseph Gullett (Republican), John LaHood (Republican), Brad Thomas (Republican)

Became Law

Governmental AffairsState and Local Governmental OperationsGeneral Bill

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Bill Overview

Analyzed Economic Effects

7 provisions identified: 1 benefits, 0 costs, 6 mixed.

Clearer local zoning and appeals

Beginning July 1, 2025, the law updates what counts as zoning and quasi‑judicial decisions. Cities and counties must set up officers or boards, adopt clear printed standards in their zoning ordinances, hold a public hearing with required notice, and mail notice to the property owner. When power is delegated, hearing notice can be as short as 15 days (no more than 45). Certain local cases go to superior court by petition and are reviewed on the record, and final orders on zoning decisions can be appealed to the Court of Appeals or Supreme Court. The petition route does not apply to the Public Service Commission, probate courts, ad valorem tax, or condemnation cases. Decisions before December 31, 2026 are not invalid just because a city or county has not yet put the new procedures in place.

How annexation hearings run

Beginning January 1, 2026, the state sets uniform rules for annexation arbitration. Panels must decide within 60 days of appointment; the chair may extend once up to 10 business days, and the city and county can pause up to 180 days to try to settle. Hearings with evidence must be open to the public and may be in person or virtual. Counties must back objections with adopted plans, and panels must weigh land-use plans, current zoning, who provides infrastructure, similar approvals, and countywide tax funding. For valid objections, panels can set zoning, land‑use, or density conditions and suggest ways to ease infrastructure demand; they must issue signed written findings, record any conditions in deed records, can combine nearby similar disputes, and dissolve 10 days after issuing findings.

New annexation contiguity and vote

Beginning July 1, 2025, if a city owns all land to be annexed and the county approves, areas split only by a street, creek, or railroad count as contiguous. But an annexation that relies on the length of those features must also be approved by a countywide voter referendum.

Rules for multifamily rezonings

When changing single‑family rules to allow multifamily housing, the minimum gap between the two required meetings is 15 days (max 45). At least two public hearings must be held 3 to 9 months before final action, with one in the evening between 5:00 P.M. and 8:00 P.M. Notices must be posted and published with required details, and a free copy of the proposal must be provided upon written request. If more than 500 parcels are affected, special posting timing applies. These rules start July 1, 2025.

Who serves on annexation panels

Beginning January 1, 2026, the state forms annexation arbitration panels faster and with clearer rules. The department must create three pools (city officials, county officials, and academics), send an 11-name list, and appoint a five-member panel within 20 business days of the first objection. Each side can strike names by the 20th business day; the state then picks two city, two county, and one academic member, using random choice if needed and same‑pool replacements. Pool members face limits (no more than four panels a year and no more than one in the same county per year). All arbitrators must complete joint ADR and land‑use training and sign an oath to be impartial.

Paying for annexation arbitration

Beginning January 1, 2026, panels can hire court reporters and hearing officers from a state list. The city and the county split those costs 50/50. Overall arbitration costs are split 50/50, unless a party pushed an invalid position—then that party pays. If a property owner takes part, the city and county split the owner’s reasonable costs 50/50. Panel members get the same per diem and expenses as legislators, plus $100 total for serving.

Limits on some development authorities

Beginning January 1, 2026, in counties where two or more cities cover 95% or more of the land, a county development authority cannot buy or accept property for a property‑tax incentive project inside any municipality that lies north of the northernmost city limit of the city where the county site is located, if that city passed a resolution limiting the authority. Projects approved before January 1, 2026 keep their status, and later amendments, refinancing, renewals, or transfers for those projects are also protected.

Sponsors & Cosponsors

Sponsors

  • Victor Anderson

    Republican • House

  • Chas Cannon

    Republican • House

  • Brent Cox

    Republican • House

  • Joseph Gullett

    Republican • House

  • John LaHood

    Republican • House

  • Brad Thomas

    Republican • House

Cosponsors

  • Drew Echols

    Republican • Senate

Roll Call Votes

All Roll Calls

Yes: 556 • No: 105

House vote • 4/4/2025

Agree to Senate Amend to HAm to SSub

Yes: 117 • No: 49

Senate vote • 4/4/2025

AGREE TO HOUSE AMENDMENT TO SENATE SUBSTITUTE AS AMENDED BY AM #2

Yes: 36 • No: 17

House vote • 4/2/2025

Agree to Senate Sub as Am

Yes: 130 • No: 35

Senate vote • 3/31/2025

ADOPTION OF AMENDMENT #1 BY THE SENATOR FROM THE 50TH

Yes: 47 • No: 4

Senate vote • 3/31/2025

PASSAGE BY SUBSTITUTE

Yes: 54 • No: 0

House vote • 2/20/2025

PASSAGE

Yes: 172 • No: 0

Actions Timeline

  1. Effective Date

    7/1/2025

  2. House Date Signed by Governor

    5/12/2025House

  3. Act 128

    5/12/2025

  4. House Sent to Governor

    4/10/2025House

  5. Senate Agreed House Amend or Sub As Amended

    4/4/2025Senate

  6. House Agreed Senate Amend or Sub

    4/4/2025House

  7. House Agreed Senate Amend or Sub As Amended

    4/2/2025House

  8. Senate Third Read

    3/31/2025Senate

  9. Senate Passed/Adopted By Substitute

    3/31/2025Senate

  10. Senate Read Second Time

    3/18/2025Senate

  11. Senate Committee Favorably Reported By Substitute

    3/13/2025Senate

  12. Senate Read and Referred

    2/21/2025Senate

  13. House Third Readers

    2/20/2025House

  14. House Passed/Adopted By Substitute

    2/20/2025House

  15. House Committee Favorably Reported By Substitute

    2/6/2025House

  16. House Second Readers

    1/30/2025House

  17. House First Readers

    1/29/2025House

  18. House Hopper

    1/28/2025House

Bill Text

  • HB 155/AP* (v17)

    PDF

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