Georgia is making rental property oversight more local and more accountable. With House Bill 399 officially in effect as of July 1, 2025, landlords who live outside the state but own rental properties in Georgia must now meet a critical requirement: hire a licensed, in-state property manager to represent their interests on the ground.
Whether you’re a real estate investor with multiple units or a single-family property owner living outside Georgia, this new law directly impacts how you operate, and it’s essential to understand what’s expected moving forward.
Key Takeaways
As of July 1, 2025, Georgia HB 399 is now an active law and applies to all out-of-state landlords who own single-family homes or duplex rentals in Georgia.
You must hire a Georgia-licensed property manager to oversee your rental property.
If your property manager is also out of state, they must have at least one Georgia-based employee responsible for tenant communication and property oversight.
Failing to comply can result in penalties and potential issues with maintaining your rental operation in the state.
Why HB 399 Was Passed
Georgia’s rental market has seen a surge in investment from out-of-state owners in recent years. But with that growth has come a rise in tenant complaints, especially concerning unresponsive landlords and delayed maintenance. Lawmakers responded with Georgia House Bill 399 to close that accountability gap.
The new law ensures that every rental property has someone physically located in Georgia who can quickly respond to tenant concerns, manage daily operations, and maintain consistent communication. It's a tenant-focused law, but it also protects landlords by streamlining local representation and property oversight.
What HB 399 Requires of Landlords
If you live outside Georgia and own one or more rental properties in the state, here’s what you’re now required to do:
1. Hire a Georgia-licensed Property Manager
Under HB 399, all non-resident landlords are required to retain a property management company in Georgia. This ensures that the person overseeing your rental understands Georgia laws and can properly represent your property interests.
2. Ensure Someone on the Team is Georgia-based
If the property management company you work with is not located in Georgia, they must employ at least one staff member who lives in Georgia and is available to respond to tenant inquiries and manage on-site property matters.
This representative is required to handle essential responsibilities like:
Coordinating maintenance and repair requests
Communicating with tenants
Managing lease compliance issues
Addressing emergencies and property concerns promptly
3. Understand There Are No Loopholes
Even if your current arrangement doesn’t require broker licensing under other sections of Georgia law, those exemptions do not apply in this case. HB 399 overrides those exceptions to ensure tenant-facing representation remains local.
How This Benefits Landlords
While HB 399 introduces new responsibilities for out-of-state owners, it also creates valuable protections:
Local responsiveness reduces tenant issues before they escalate into costly legal or maintenance problems.
Legal compliance helps protect your investments from fines or penalties that can arise from noncompliance.
A professional, licensed representative ensures your properties are run efficiently, even if you’re managing from another state.
Instead of juggling tenant complaints, lease enforcement, and maintenance delays from afar, having a trusted Georgia-based partner means you get peace of mind and reliable oversight.
Why Work with a Professional Property Manager
With HB 399 in full effect, now is the time to make a smart, strategic choice: partner with a reputable Georgia-based property management company that knows the market and is fully compliant with the law.
A high-quality property manager will offer services that go far beyond basic compliance, including:
Tenant screening to place reliable renters who respect your property.
Marketing and leasing strategies to minimize vacancies and maximize income.
24/7 maintenance coordination to address issues promptly.
Online rent collection to keep your cash flow steady.
Legal expertise to help you stay on the right side of Georgia’s rental laws.
Financial reporting that provides clarity and control over your investment.
The bottom line: Don’t just meet HB 399’s minimum requirements—use this opportunity to enhance your property’s performance.
Partner with PMI Georgia for Full Compliance and Expert Management
At PMI Georgia, we help out-of-state landlords stay compliant, stress-free, and profitable. We’re a full-service, licensed property management company with deep local knowledge and a proven track record of success throughout Georgia, including Coweta County and the greater Atlanta area.
We’ll make sure you meet all HB 399 requirements—and we’ll bring expertise in tenant relations, lease enforcement, rent collection, and property preservation to the table.
Let us be your eyes, ears, and hands on the ground.
Schedule your FREE compliance consultation today to discuss how we can help protect and grow your Georgia rental investment.
Contact us here to get started
FAQs About Georgia House Bill 399
What is Georgia HB 399?
Georgia House Bill 399 is a law that requires all landlords living outside of Georgia who own single-family or duplex rental properties in the state to hire a licensed property manager. That property manager must be licensed in Georgia or have a Georgia-based staff member who manages the property locally.
Who does the law apply to?
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.
When did the law take effect?
HB 399 was passed by the Georgia General Assembly on May 5, 2025, and officially went into effect on July 1, 2025.
What happens if I don’t comply?
Failure to comply could result in local enforcement actions, fines, or even restrictions on your ability to rent out your property. It’s critical to hire a licensed, local manager as soon as possible.
