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The law took effect in July, and applies to single-family homes and duplexes.
MACON, Ga. — A Georgia law that took effect this summer requires out-of-state landlords to hire local property managers who can respond to tenant complaints about repairs and maintenance.
House Bill 399 applies to non-resident landlords who own single-family homes or duplexes in Georgia. The law says those landlords must work with a licensed real estate broker.
If that broker is also located out of state, they must employ at least one person physically based in Georgia. That person’s job is to receive, coordinate and respond to tenant communications about maintenance issues.
The law went into effect on July 1, 2025.
Marquita Harvell said she recently moved out of her Bloomfield rental after dealing with an unresponsive landlord for eight months.
“It’s hurtful,” Harvell said. “If I could pay my bills, then you should be able to come in and keep up your property.”
Harvell said her landlord wouldn’t fix mold, a broken air conditioner, leaking ceilings and other problems even though she paid her rent on time.
Jason Blankenship, vice president of the Better Business Bureau (BBB) in Macon, said out-of-state landlords are becoming increasingly common.
“It’s becoming increasingly more and more common as property management becomes more of an industry,” Blankenship said. “It’s business, it’s big business, and we see it quite often.”
The BBB has handled more than 4,000 complaints so far this year, Blankenship said. Many involve landlord-tenant disputes.
Common problems include landlords changing payment methods, property management companies buying out other companies, or tenants being unable to reach anyone at the rental office.
“Anytime there’s something that can help protect our consumers, man, we’re all for it,” Blankenship said.
The BBB advises renters to read their lease carefully before signing, research the property management company and check for complaints and reviews at bbb.org.
The new law does not apply to landlords who live in Georgia or to large apartment complexes. It only covers out-of-state landlords who own single-family homes or duplexes.
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