No More Absentee Landlords In Georgia

In July 2025, the Georgia legislature passed House Bill 399, which applies to all out-of-state owners of single-family homes or duplexes used as rental properties. 

This law addresses a rising number of tenant complaints involving unresponsive landlords. Many tenants reported they were unable to reach their landlord or a representative when issues arose—especially with maintenance or rent concerns. If you own rental property in Georgia, regardless if you are a corporation, LLC, or individual   but live in another state, here are the 3 things you need to address:   

First, hire a Georgia-licensed real estate broker to manage your property. Next, If the broker you select is also based out-of-state, make sure they have at least one Georgia-resident licensed agent to serve as your in-state representative. And finally, provide tenants with contact information for the in-state broker or designated agent – and be responsive!

 What Happens if You Don’t Comply?While HB 399 does not outline specific fines or penalties, non-compliance can lead to legal and administrative consequences. Tenants may file complaints, and you could become subject to: 

 Civil liability

 Court orders 

 Expensive legal actions   

The law’s focus is accountability—not punishment. The goal of this law is twofold: First: Protect tenants by ensuring someone local is available for emergencies, repairs, and communication while protecting owner property rights. 

If you're an out-of-state landlord, don’t wait until there's a problem. Let us help you: 

 Stay compliant with the new law 

 Protect your investment 

 Avoid legal issues before they arise 


Compliance doesn’t have to be complicated. If you’re ready to work with a trusted, Georgia-based property management company, give us a call. We’re committed to protecting your property, preserving your peace of mind, and keeping you fully compliant.


Kathy Pecora, 770-906-3622

#AtlantaAreaPropertyManagement 

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