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GeorgiaHB 3992025-2026 Regular SessionHouse

Property; require certain residential landlords to have in-state staff to manage tenant communications

Sponsored By: Shaw Blackmon (Republican), Rhonda Burnough (Democrat), Spencer Frye (Democrat), Joseph Gullett (Republican), Phil Olaleye (Democrat), Mary Oliver (Democrat)

Signed by Governor

Governmental AffairsEconomic Development and TourismGeneral Bill

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Bill Overview

Analyzed Economic Effects

4 provisions identified: 2 benefits, 2 costs, 0 mixed.

Georgia contacts for renters with out-of-state landlords

Out-of-state landlords who own or operate Georgia single-family or duplex rentals must hire a Georgia-licensed real estate broker. If the broker lives outside Georgia, the broker must employ at least one person located in Georgia. That person must receive, coordinate, manage, and respond to tenant messages about maintenance and other property issues.

More licensing exemptions for owners' property helpers

An owner's qualifying family member or a limited liability company officer can qualify for an exemption from Georgia real estate licensing rules. The exemption covers specified property-related work done as part of, or incidental to, managing the property and its investment. Georgia Real Estate Commission rules define which family members qualify.

Renters must share manager details when requested

A code enforcement officer can request manager details when there is probable cause of a past or ongoing code violation. This applies only when the property manager holds a Georgia real estate license. When asked, the tenant must provide the manager's name, license number, and contact information.

Fewer licensing exemptions for property management workers

The law removes two exemptions from Georgia real estate licensing rules for property or community association management. One covered owners providing these services through a full-time worker or a qualifying management company. The other covered full-time employees providing these services for a property owner. Affected owners and workers must meet the licensing chapter's requirements where those exemptions previously applied.

Sponsors & Cosponsors

Sponsors

  • Shaw Blackmon

    Republican • House

  • Rhonda Burnough

    Democrat • House

  • Spencer Frye

    Democrat • House

  • Joseph Gullett

    Republican • House

  • Phil Olaleye

    Democrat • House

  • Mary Oliver

    Democrat • House

Cosponsors

  • Max Burns

    Republican • Senate

Roll Call Votes

All Roll Calls

Yes: 363 • No: 18

Senate vote • 4/4/2025

PASSAGE BY SUBSTITUTE

Yes: 41 • No: 9 • Other: 4

House vote • 4/4/2025

Agree to Senate Substitute

Yes: 159 • No: 5 • Other: 5

House vote • 3/3/2025

PASSAGE

Yes: 163 • No: 4 • Other: 6

Actions Timeline

  1. Effective Date

    7/1/2025

  2. House Date Signed by Governor

    5/14/2025House

  3. Act 315

    5/14/2025

  4. House Sent to Governor

    4/10/2025House

  5. Senate Taken from Table

    4/4/2025Senate

  6. Senate Third Read

    4/4/2025Senate

  7. Senate Passed/Adopted By Substitute

    4/4/2025Senate

  8. House Agreed Senate Amend or Sub

    4/4/2025House

  9. Senate Taken from Table

    4/2/2025Senate

  10. Senate Third Read

    4/2/2025Senate

  11. Senate Tabled

    4/2/2025Senate

  12. Senate Tabled

    3/31/2025Senate

  13. Senate Read Second Time

    3/21/2025Senate

  14. Senate Committee Favorably Reported By Substitute

    3/20/2025Senate

  15. Senate Read and Referred

    3/4/2025Senate

  16. House Third Readers

    3/3/2025House

  17. House Passed/Adopted By Substitute

    3/3/2025House

  18. House Committee Favorably Reported By Substitute

    2/28/2025House

  19. House Committee Favorably Reported By Substitute

    2/27/2025House

  20. House Withdrawn, Recommitted

    2/27/2025House

  21. House Withdrawn, Recommitted

    2/19/2025House

  22. House Second Readers

    2/13/2025House

  23. House First Readers

    2/12/2025House

  24. House Hopper

    2/11/2025House

Bill Text

  • HB 399/AP* (v12)

    PDF

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