04/03/2026
DID YOU HEAR.....👂🏼
Georgia just made legislative history. On the final day of the 2026 session, the Georgia Senate unanimously approved SB 406, the Georgia Property Owners' Bill of Rights Act, sending it to Governor Kemp. The House passed it 155-10. This is the most sweeping HOA reform Georgia has ever seen — with overwhelming bipartisan support.
If you're one of 2.3 million Georgians living in an HOA, here's what's changing:
🏠 HOAs Must Register & Be Accountable
HOAs must register annually with the Secretary of State and file financials. Those that don't lose the ability to fine, lien, or foreclose. The Secretary of State can also remove problem board members.
📋 A Real Way to File Complaints
Homeowners can file complaints directly with the Secretary of State. A hearing officer investigates — no lawyer needed. Filing automatically pauses collections on disputed fines.
🏚️ Stronger Foreclosure Protections
The foreclosure threshold doubles from $2,000 to $4,000 — and only unpaid assessments count, not fines. You can also pause proceedings while a complaint is under review.
💰 Fairer Payment Rules
Payments must be applied in order: assessments first, fines last. HOAs must accept partial payments and can't manipulate debt to trigger foreclosure.
⚖️ Attorney's Fee Limits
HOAs must give 30 days notice before charging attorney's fees. Courts must review those fees for fairness.
📝 Your Rights Are Now in Writing
Georgia law now explicitly defines homeowner rights — meetings, records, proper notice, and board accountability.
⏰ Effective Dates
Attorney's fee protections: July 1, 2026
Everything else: January 1, 2027
This win belongs to every homeowner who spoke up. Now it's on Governor Kemp to sign it! Share with anyone in an HOA — their rights just changed!
