Current HOA Legislation We Are Following

📜 SB 406 — Georgia Property Owners’ Bill of Rights Act

📌 What it does: This Senate bill would create a comprehensive regulatory framework for property owners’ associations (HOAs/POAs) with several homeowner protection measures. Key provisions include:

• State registration requirement: Requires property owners’ associations to register with the Georgia Secretary of State and pay fees to maintain that registration.

• Recordkeeping and inspections: Mandates long-term retention of financial and governance records and gives property owners explicit rights to inspect records.

• Oversight board and complaints: Establishes a State Board for Review of Complaints Regarding Property Owners’ Associations to review grievances and provide appeal rights.

• Foreclosure threshold reforms: Raises the minimum debt level before an association can initiate a foreclosure (often from $2,000 to $4,000) and restricts what counts toward that threshold.

• Foreclosure bidding ban: Prohibits associations and their related individuals from purchasing properties at foreclosure sales.

• Owner rights: Clarifies rights such as displaying flags or lawful signs, access to insurance info, and clearer notice requirements.

• Overall, SB 406 would institute state-level oversight and enhanced homeowner protections for associations that currently have minimal regulation.

🧑‍⚖️ Main sponsor:

• Sen. Matt Brass (R) 

🤝 Co-sponsors:

• Sen. Donzella James (D)

• Sen. Kay Kirkpatrick (R)

• Sen. Clint Dixon (R)

• Sen. Freddie Sims (D)

• Sen. Tonya Anderson (D)

• Sen. Nan Orrock (D)

• Sen. Ricky Williams (R)

• Sen. Frank Ginn (R)

• Sen. RaShaun Kemp (D)

• Sen. Shawn Still (R)

• Sen. Timothy Bearden (R)(plus several others; total is ~18 sponsors)

📍 Status: Introduced January 15, 2026; referred to Senate Judiciary Committee.

NOTES: SB406 is the most comprehensive bill to ever come out of the legislature. This is the primary legislation we are backing and want to see pass, especially considering the bipartisan support. However, see here on what we recommend to make sure it bullet proof!

🏘️ HB 512 — Property Owners’ Associations; revise provisions

Summary: This bill would revise Georgia law governing property owners’ associations (POAs). It requires associations to provide annual certificates of good standing for assessments and other charges, detailed statements of account on request, and — before placing a lien for unpaid assessments — offer participation in alternative dispute resolution (ADR). If ADR is requested and the association refuses, it cannot create the lien. It also clarifies what must be included in account statements and when they must be provided, aiming for greater transparency and fairness between homeowners and associations.

Main Sponsor:

• Rep. Lisa Campbell (D) 

Co-Sponsors:

• Rep. Carolyn Hugley (D)

• Rep. Regina Lewis-Ward (D)

• Rep. Alan Powell (R)

• Rep. Kim Schofield (D)

• Rep. Dale Washburn (R) 

Status: Referred to committee; recommitted in the House.

🛡️ SB 107 — Protections of homeowners in community associations

Summary: Senate Bill 107 would amend Georgia’s property code to provide a suite of protections for homeowners in community associations (HOAs/condominium associations/POAs). It includes requirements for monitoring elections for boards of directors, annual registration of associations, and related fees, plus a broader set of protections and standards governing association conduct and transparency.

Main Sponsor:

• Sen. Donzella James (D) 

Co-Sponsors:

• Sen. Harold Jones (D)

• Sen. Sheikh Rahman (D)

• Sen. RaShaun Kemp (D)

• Sen. Jason Esteves (D)

• Sen. Ed Harbison (D)

• Sen. Kenya Wicks (D)

• Sen. Randal Mangham (D)

• Sen. Tonya Anderson (D)

• Sen. Nan Orrock (D)

• Sen. Sonya Halpern (D)

• Sen. Michael ‘Doc’ Rhett (D)

• Sen. Freddie Sims (D)

• Sen. Gail Davenport (D) 

Status: In senate committee; recommitted.

🧑‍⚖️ HB 1035 — Georgia Homeownership Protection Act of 2026

Summary: This bill would prevent foreclosure sales based on liens from condominium and property owners’ associations for unpaid assessments, classifying those debts as unsecured rather than enforceable by foreclosure. It also prohibits local governments from adding unpaid service charges (e.g., water, sewer, utilities) to property tax rolls for tax execution or sale and prohibits utilities from foreclosing on owner-occupied homes for unpaid fees. The bill establishes civil remedies and penalties for violations.

Main Sponsor:

• Rep. Viola Davis (D) 

Co-Sponsors:

• Rep. Gerald Greene (R)

• Rep. David Huddleston (R)

• Rep. Kim Schofield (D)

• Rep. Sandra Scott (D)

• Rep. Rhonda Taylor (D) 

Status: Introduced; read and referred to committee.

NOTES: HB1035 would be be a disaster for those condo/co-op owners in compliance and would result in them losing their homes. See here for more info: https://www.thewatchproject.org/post/georgia-s-hoa-accountability-is-monumental-but-it-must-be-bulletproof

🗳️ HB 1036 — Property Rights Through the Ballot Act

Summary: This bill creates a binding referendum process allowing homeowners in communities governed by HOAs/POAs to vote to continue or dissolve their association. If at least 20 % of homeowners sign a petition, all homeowners get a binding vote. A majority vote either dissolves or continues the association. Dissolution would void governing documents, convert outstanding association liens to unsecured debts, and require transition plans for shared infrastructure. The bill also prohibits foreclosures by associations on owner-occupied homes and promotes transparency and non-retaliation protections.

Main Sponsor:

• Rep. Sylvia Baker (D) 

Co-Sponsors:

• Rep. Imani Barnes (D)

• Rep. Viola Davis (D)

• Rep. Kim Schofield (D)

• Rep. Sandra Scott (D)

• Rep. Rhonda Taylor (D) 

Status: In committee; second readers.

NOTES: HB1036 would be be a disaster for those condo/co-op owners in compliance and would result in them losing their homes. See here for more info: https://www.thewatchproject.org/post/georgia-s-hoa-accountability-is-monumental-but-it-must-be-bulletproof

🚫 SB 393 — HOA Accountability and Training Act

Summary: Senate Bill 393 would limit a property owners’ association’s authority to enforce traffic laws or ordinances within a private community and instead authorize associations to request law enforcement enforce those rules. Importantly, the bill requires the Secretary of State to establish a training program for HOA board members covering fiduciary duties, recordkeeping, conflicts of interest, compliance with governing documents, and more. Existing board members would need to complete training soon after appointment or election.

Main Sponsor:

• Sen. Sonya Halpern (D) 

Co-Sponsors:

• Sen. Jaha Howard (D)

• Sen. Nabilah Islam Parkes (D)

• Sen. Kim Jackson (D)

• Sen. Donzella James (D)

• Sen. Harold Jones (D)

• Sen. RaShaun Kemp (D)

• Sen. Derek Mallow (D)

• Sen. Nikki Merritt (D)

• Sen. Elena Parent (D)

• Sen. Sheikh Rahman (D)

• Sen. Freddie Sims (D)

• Sen. Kenya Wicks (D) 

Status: In Senate committee.

🏠 HB1219 — Require Property Owners’ Associations to be Subject to Georgia POA Act & Provide Termination Process

Bill summary: This bill would amend Georgia’s laws on property owners’ associations (POAs) by:

• Requiring new POAs (created on/after July 1, 2026) to automatically be subject to the Georgia Property Owners’ Association Act — meaning they must follow state standards and oversight rules.

• For existing POAs, the association would need to hold a vote by members on whether to adopt the Property Owners’ Association Act.

• It establishes procedures to terminate (dissolve) a POA if members vote to do so, including requiring court approval of a termination plan and appointing a termination trustee to manage winding-down affairs, pay debts, and distribute remaining assets.

Main sponsor:

• Rep. Gerald Greene (R) 

Co-sponsors:

• Rep. Carolyn Hugley (D)

• Rep. Regina Lewis-Ward (D)

• Rep. Billy Mitchell (D)

• Rep. Alan Powell (R)

• Rep. David Wilkerson (D) 

Status (as of latest available): Introduced and in committee, early in the 2025-2026 session.

📄 HB1222 — Statements of Account Requirement for Property Owners’ Associations

Bill summary: This bill focuses on transparency and accounting by property owners’ associations (POAs):

• Requires POAs to provide detailed statements of accounts to homeowners within 10 business days of request. These statements must include breakdowns of unpaid assessments, fines, and charges.

• If a POA fails to provide the required statement or the statement is inaccurate, the association’s lien for unpaid amounts included in the statement may be extinguished — meaning it cannot enforce that obligation as a lien.

• Aims to enhance transparency and fairness when homeowners request account information, reducing surprise liens or financial surprises at closing or transfer.

Main sponsor:

• Rep. Clint Crowe (R) 

Co-sponsors:

• Rep. Carolyn Hugley (D)

• Rep. Regina Lewis-Ward (D)

• Rep. Billy Mitchell (D)

• Rep. Alan Powell (R)

• Rep. Dale Washburn (R) 

Status: In committee in the House (BillTrack50 shows it as “House Withdrawn, Recommitted,” meaning it was recommitted for further consideration).