If you own rental property in Georgia but live elsewhere, heads up—a new law just passed that directly affects how you manage your rentals.
The Georgia General Assembly recently approved House Bill 399, which updates the state’s rental laws to require out-of-state landlords of single-family homes or duplexes to have a local, Georgia-based representative. This change is now part of Code Section 44-7-25, and it’s all about making life easier for tenants when it comes to communication and maintenance.
Why This Law Was Passed
As more out-of-state and institutional investors scoop up residential properties in Georgia, the state has seen a growing number of tenant complaints—especially about long response times for repairs and general unreachability of landlords. This new law aims to fix that by ensuring renters have someone local they can count on when issues come up.
What the Law Requires
Here’s the breakdown of what Code Section 44-7-25 now mandates:
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Out-of-State Landlords Must Hire a Georgia-Licensed Broker
If you’re not a Georgia resident and you own or manage single-family or duplex rental properties in the state, you’ll need to work with a broker licensed in Georgia. -
Someone Has to Be In-State
If your broker isn’t based in Georgia either, that broker must have at least one employee who lives in Georgia. This person must be available to handle tenant communications, maintenance requests, and other property concerns. -
No Loopholes
Some exemptions to broker licensing (found in Code Section 43-40-29) do not apply here. If you’re an out-of-state landlord, this law applies to you.
What This Means for Landlords and Tenants
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For Tenants:
This should mean faster response times for maintenance issues and better communication overall—since someone local will now be responsible for handling tenant needs. -
For Landlords:
If you’re out of state, you’ll need to make sure you’ve got the right team in place. That means working with a licensed broker and potentially hiring or designating a Georgia-based representative.
Final Thoughts
This legislation is a clear move toward increasing accountability in Georgia’s rental market, especially as more properties are managed by people who don’t live nearby. If you’re an investor or landlord who lives outside the state, it’s important to understand and comply with these new requirements.
Need help navigating the change? Excalibur Homes can help. As The Rental Home Experts, we’re here to make property ownership in Georgia simple, compliant, and stress-free—whether you live here or not.