# Georgia HB 399: Property; require certain residential landlords to have in-state staff to manage tenant communications Georgia HB 399, Property; require certain residential landlords to have in-state staff to manage tenant communications, is a 2025-2026 Regular Session House bill sponsored by Shaw Blackmon (Republican), Rhonda Burnough (Democrat), Spencer Frye (Democrat) and 3 others; status signed, last action 2025-07-01 (Effective Date) (as of 2026-10-19). - Canonical: https://policyrisk.com/state-bill/GA-HB399-2025-2026 - As of: 2026-10-19 - Plain-text twin of the page above; the HTML and this file carry the same facts. ## Facts - Bill: Georgia HB 399 - State: Georgia - Session: 2025-2026 Regular Session - Title: Property; require certain residential landlords to have in-state staff to manage tenant communications - Status: signed - Chamber: House - Introduced: 2025-02-11 - Last action: 2025-07-01, Effective Date - Sponsors: Shaw Blackmon (Republican), Rhonda Burnough (Democrat), Spencer Frye (Democrat), Joseph Gullett (Republican), Phil Olaleye (Democrat), Mary Oliver (Democrat) - Cosponsors: 1 - Subjects: Governmental Affairs, Economic Development and Tourism, General Bill - Touches household money: no - Roll calls: 3 (363 yes, 18 no in all) - Economic provisions PRIA read: 4 ## Summary No summary available. ## Bill overview: provisions PRIA read - Georgia contacts for renters with out-of-state landlords: benefit, low. 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… - More licensing exemptions for owners' property helpers: benefit, low. 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 Com… - Renters must share manager details when requested: cost, low. 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: cost, low. 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 p… ## Sponsors and cosponsors - Sponsor: Shaw Blackmon (Republican), House - Sponsor: Rhonda Burnough (Democrat), House - Sponsor: Spencer Frye (Democrat), House - Sponsor: Joseph Gullett (Republican), House - Sponsor: Phil Olaleye (Democrat), House - Sponsor: Mary Oliver (Democrat), House - Cosponsor: Max Burns (Republican), Senate ## Roll call votes | Date | Chamber | Motion | Result | Yes | No | Other | | --- | --- | --- | --- | --- | --- | --- | | 2025-04-04 | Senate | PASSAGE BY SUBSTITUTE | pass | 41 | 9 | 4 | | 2025-04-04 | House | Agree to Senate Substitute | pass | 159 | 5 | 5 | | 2025-03-03 | House | PASSAGE | pass | 163 | 4 | 6 | ## Actions (24) - 2025-07-01: Effective Date - 2025-05-14: House Date Signed by Governor (House) - 2025-05-14: Act 315 - 2025-04-10: House Sent to Governor (House) - 2025-04-04: Senate Taken from Table (Senate) - 2025-04-04: Senate Third Read (Senate) - 2025-04-04: Senate Passed/Adopted By Substitute (Senate) - 2025-04-04: House Agreed Senate Amend or Sub (House) - 2025-04-02: Senate Taken from Table (Senate) - 2025-04-02: Senate Third Read (Senate) - 2025-04-02: Senate Tabled (Senate) - 2025-03-31: Senate Tabled (Senate) - 2025-03-21: Senate Read Second Time (Senate) - 2025-03-20: Senate Committee Favorably Reported By Substitute (Senate) - 2025-03-04: Senate Read and Referred (Senate) - 2025-03-03: House Third Readers (House) - 2025-03-03: House Passed/Adopted By Substitute (House) - 2025-02-28: House Committee Favorably Reported By Substitute (House) - 2025-02-27: House Committee Favorably Reported By Substitute (House) - 2025-02-27: House Withdrawn, Recommitted (House) - 2025-02-19: House Withdrawn, Recommitted (House) - 2025-02-13: House Second Readers (House) - 2025-02-12: House First Readers (House) - 2025-02-11: House Hopper (House) ## Bill text - HB 399/AP* (v12): [PDF](https://www.legis.ga.gov/api/legislation/document/20252026/239309) ## Related bills - SB 160: Reckless Stunt Driving; a motor vehicle involved in a second offense of reckless stunt driving; replace the forfeiture penalty (signed) - SB 384: Motor Vehicle; optional five-year motor vehicle registration and revalidation for certain motor vehicles; provide (signed) - SB 76: License Plates; specialty license plate benefitting the Georgia Veterans Service Foundation; establish (signed) - SB 406: "Georgia Property Owners' Bill of Rights Act"; enact (signed) - HB 1391: Specialty license plates; honor public safety officers; establish (signed) - HB 1344: Georgia Insurance Affordability and Claims Integrity Act; enact (signed) ## Sources - [HB 399/AP* (v12) (PDF)](https://www.legis.ga.gov/api/legislation/document/20252026/239309) ## Related - [SB 160: Reckless Stunt Driving; a motor vehicle involved in a second offense of reckles…](https://policyrisk.com/state-bill/GA-SB160-2025-2026) - [SB 384: Motor Vehicle; optional five-year motor vehicle registration and revalidation f…](https://policyrisk.com/state-bill/GA-SB384-2025-2026) - [SB 76: License Plates; specialty license plate benefitting the Georgia Veterans Servic…](https://policyrisk.com/state-bill/GA-SB76-2025-2026) - [SB 406: "Georgia Property Owners' Bill of Rights Act"; enact](https://policyrisk.com/state-bill/GA-SB406-2025-2026) - [HB 1391: Specialty license plates; honor public safety officers; establish](https://policyrisk.com/state-bill/GA-HB1391-2025-2026) - [HB 1344: Georgia Insurance Affordability and Claims Integrity Act; enact](https://policyrisk.com/state-bill/GA-HB1344-2025-2026) - [Georgia bills](https://policyrisk.com/states/georgia/bills) - [Georgia state hub](https://policyrisk.com/states/georgia) - [All state legislation](https://policyrisk.com/state-bills) Source: PRIA, https://policyrisk.com/state-bill/GA-HB399-2025-2026 (as of 2026-10-19).