Having a rental property in a different state required dealing with time zones, forwarding maintenance requests, and hoping that any tenant problems wouldn't turn into emergencies when you weren't able to get in touch in time.
Since the arrangement was not working well for tenants, Georgia lawmakers passed House Bill 399. As a result, changed the requirements for out-of-state owners.
We work with non-resident owners across the Atlanta metro daily, so we know exactly what this law requires and how to get compliant quickly. Here is what you need to do now.
Key Takeaways
- Georgia HB 399 took effect July 1, 2025, and requires out-of-state owners of single-family or duplex rentals to hire a Georgia-licensed real estate broker or property manager.
- If your property manager is also based outside Georgia, they must employ at least one Georgia resident responsible for tenant communication and oversight.
- Tenants must receive the name and contact information of a local representative in writing, and that information must stay current.
- The law applies specifically to non-resident owners of single-family homes and duplexes, not to landlords who live in Georgia.
- Noncompliance can lead to local enforcement action, fines, or restrictions on your ability to rent out the property.
What HB 399 Actually Requires
Signed into law by Governor Brian Kemp and effective July 1, 2025, HB 399 requires any out-of-state owner of a single-family or duplex rental in Georgia to engage a Georgia-licensed real estate broker to manage the property.
The law mandates that if the broker or management company is based outside of Georgia, then they must employ at least one person who is a resident of Georgia, satisfies the state's licensing requirements, and can deal directly with tenants on matters concerning the local area.
Who This Law Actually Applies To
The HB 399 bill targets non-resident owners of single-family homes and duplexes, whatever their form of ownership may be, whether they are individuals, LLCs, or larger investment companies. Landlords who reside in Georgia are not subject to this particular requirement.
The law is broad enough to cover most investors from other states, including those who own a single property. While some arrangements held by families might be exempt, don't assume this to be the case without first checking your specific situation.
The same law applies to you if you have inherited a property in Georgia while residing elsewhere or if you have moved out of state after you had bought a rental, just as it does in the case of an investor who purchased the property from the very beginning remotely.
Why Georgia Passed This Law
The bill responded to complaints from tenants about the lack of responsiveness from out-of-state landlords, particularly regarding maintenance and code enforcement. It was difficult for tenants to get hold of anyone who would act quickly when problems occurred.
The fact that HB 399 was the only piece of legislation aimed at institutional and non-resident rental ownership to pass during Georgia's 2025 legislative session shows just how seriously the lawmakers regarded this issue.
Advocacy groups have also pointed out that tenants usually have to take the initiative in getting the local code enforcement officers in touch with the correct person, since fear of retaliation can cause some renters to be unwilling to raise the matter on their own. The presence of a clearly stated local representative eliminates a great deal of this obstruction.
What Happens If You Do Not Comply
If you don't meet these requirements, you could face action by the local code enforcement authorities, be fined, and have restrictions placed on your ability to rent the property. There is no grace period provided in this law.
Because of the compliance risk, most owners from outside the state should deal with this as soon as possible rather than postpone action until they know how strictly it is enforced locally.
The Fastest Way to Get Compliant
Hiring a licensed Georgia-based property manager satisfies the core requirement in one step by providing a local, qualified representative for tenant issues. Our maintenance and tenant screening teams are based in the Atlanta metro, so tenant communication and local oversight are built into our operations.
Frequently Asked Questions
Does HB 399 apply if I only own one rental property in Georgia?
- Yes, in most cases. The law is written broadly enough that a single out-of-state-owned single-family home or duplex still falls under the requirement, regardless of portfolio size.
What if my property manager is also based outside Georgia?
- The law requires that management company to employ at least one Georgia resident responsible for tenant communication and property oversight, even if the company's main office is elsewhere.
Do I have to tell tenants who my local representative is?
- Yes. Tenants must receive the name and contact information of your local representative in writing, and you need to keep that information current as it changes.
Does this law apply to larger apartment communities?
- HB 399 specifically targets single-family homes and duplexes owned by out-of-state landlords. Larger multifamily properties are generally governed by different existing regulations.
What happens if I ignore this requirement?
- You risk local code enforcement action, fines, and potential restrictions on renting the property, so addressing compliance promptly is strongly advisable.
Let Us Handle Your Georgia Compliance
The purpose of HB 399 was to address a genuine gap for tenants, and for out-of-state owners, it means that the requirement to work with a licensed local property manager becomes a simple solution rather than a continuous source of trouble.
At Omyra Property Management, we already provide exactly the local presence HB 399 requires for owners across Atlanta and the surrounding suburbs. If you own a Georgia rental from out of state, request a free rental analysis, or explore our owner resources to see how we keep you compliant and your tenants taken care of.
