A new GA law gives renters more rights. Here’s how

If you’re renting a house or duplex in Georgia from a landlord who lives out of state, they are now legally required to offer assistance a little closer to home.

Gov. Brian Kemp signed House Bill 399 giving tenants a guaranteed local point of contact for maintenance requests, rent issues, and other property concerns. It’s meant to ensure better accessibility and responsiveness for tenants renting from large, out-of-state property owners.

What the law requires

HB 399 applies to all non-resident landlords of single-family homes or duplex rentals in Georgia. It does not apply to landlords who reside in the state.

Out-of-state owners must:

• Hire a Georgia-licensed property manager to oversee their rental property
• Have at least one Georgia-based employee responsible for tenant communication and property oversight
• Require an in-state person who must handle receiving, coordinating, managing, and responding to tenant communications related to maintenance and other property issues

What it means for tenants

Renting from an out-of-state landlord is a common situation as corporate and investor-owned rentals have grown statewide. This law creates a clearer path for getting problems addressed.

Key takeaways for tenants:

• The right to a local or in-state contact for maintenance and communication
• Faster communication on rent, maintenance, and general questions is an expected benefit
• Clearer accountability if problems arise
• Must provide enforcement officer the property manager’s name, license number, and contact information if a complaint is being investigated

What it means for landlords

Non-resident property owners who haven’t yet complied are already out of compliance. Failure to comply could result in local enforcement actions, fines, or restrictions on the ability to rent out the property.

Steps to comply:

• Hire a Georgia-licensed real estate broker to manage the property
• If that broker is out of state, confirm they have at least one Georgia-based employee on staff
• Update lease agreements and tenant contact information to reflect the new management structure

If you feel your landlord is not in compliance with HB 399, and you need to file a complaint, you can do so at the Georgia Attorney General’s Consumer Protection Division.

This story was originally published May 23, 2026 at 6:00 AM with the headline "A new GA law gives renters more rights. Here’s how."