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GeorgiaHB 3992025-2026 Regular SessionHouseWALLET

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)

Became Law

Governmental AffairsEconomic Development and TourismGeneral Bill

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Bill Overview

Analyzed Economic Effects

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

Out-of-state landlords must hire local staff

Nonresidents who own or run single-family or duplex rentals in Georgia must employ a broker licensed under Chapter 40. If that broker lives outside Georgia, the broker must employ at least one person located in Georgia to handle tenant calls and maintenance issues. The law also removes two Chapter 40 exemptions for these nonresident owners, so they cannot use those carve‑outs. This adds hiring and compliance steps for out‑of‑state owners and ensures tenants have an in‑state contact.

Fewer local inspections of rental homes

Local governments cannot require registration of residential rentals. They can inspect or investigate a rental only when they have probable cause of a code violation, including based on visible issues. Landlords face fewer routine inspections. Renters may see fewer proactive safety checks by local officials.

Tenants must share manager contact info

If a code officer has probable cause of a code violation and asks, you must give your property manager’s name, license number, and contact info. This duty applies only when your home is managed by a Chapter 40 licensee and the officer requests it. It is a short, one‑time step during an investigation.

Who is exempt from real estate licenses

The law clarifies who does not need a Chapter 40 real estate license. It names owners who manage their own property, certain attorneys, court receivers, some government and utility workers, full‑time employees of an owner or association, certain broker employees, qualified short‑term property managers, people who only do maintenance, and CPAs doing accounting. This makes the licensing lines clearer for owners, managers, and staff.

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

House vote • 4/4/2025

Agree to Senate Substitute

Yes: 159 • No: 5

House vote • 3/3/2025

PASSAGE

Yes: 163 • No: 4

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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