Understanding House Bill 399: New Regulations for Landlords in Georgia

Introduction

On May 14, 2025, Governor Brian Kemp signed House Bill 399 (HB 399) into law, creating new requirements for landlords and property managers operating residential rental properties in Georgia. This law, which went into effect on July 1, 2025, represents one of the most significant changes in landlord-tenant regulation in recent years.

At Motion Property Management Group (MotionPMG), our mission is to keep your property in motion, which means staying on top of laws that impact our owners, tenants, and the way we manage homes across Georgia, Tennessee, and North Carolina. Here’s what you need to know about HB 399. https://gov.georgia.gov/document/2025-signed-legislation/hb-399

What Is HB 399?

HB 399 is designed to increase accountability for out-of-state landlords and clarify how property managers interact with local governments. In short, it makes sure tenants always have access to someone in Georgia who can respond to their needs — and it limits how local governments can create extra hoops for landlords.

Key provisions include:

• In-State Staffing Requirement: Out-of-state owners of single-family or duplex residential properties must employ or contract with at least one in-state staff member who can respond to tenant communications.

• Licensing & Exemptions Updates: The law clarifies which landlords are required to use a licensed broker or property manager, and it creates exemptions for certain family arrangements.

• Limitations on Local Registries & Inspections: Local governments can’t require owners to register properties or submit to inspections beyond what’s already required by state law, unless specific issues are identified.

  
  

Who Is Affected?

• Out-of-State Owners: If you live outside Georgia and rent out a single-family or duplex property, you must now ensure you have a local point of contact for your tenants.

• Property Managers Representing Out-of-State Owners: If you’re a broker or management company located outside Georgia, you must hire or partner with a staffer who resides in Georgia to meet the law’s requirement.

• Exemptions: Certain family-owned arrangements may be exempt, but the law is written broadly enough that most out-of-state investors will need to comply.

Why It Matters for Landlords

If you own rental property in Georgia but live elsewhere, HB 399 could mean:

• Increased Costs → hiring or contracting with local staff.

• Operational Changes → updating communication protocols to ensure tenants can reach someone quickly.

• Compliance Risks → fines or enforcement action if you don’t meet the July 1, 2025, deadline.

What Tenants Should Know

Tenants benefit from HB 399 because it ensures:

• A local contact person is always available.

• Faster communication on rent, maintenance, and general questions.

• Clearer accountability if problems arise.

How MotionPMG Is Responding

At MotionPMG, compliance is part of our commitment to protecting and growing your investment. We’re already preparing to:

• Serve as the in-state representative for out-of-state owners who partner with us.

• Update our communication systems so tenants always know who to reach and how.

• Keep owners informed about their responsibilities under HB 399 and handle compliance on their behalf.

In short: if you’re a MotionPMG client, you don’t need to worry, we’ll make sure you’re covered.

Final Thoughts

Georgia’s HB 399 is a reminder that the rental housing market is always evolving. While the law creates new responsibilities for out-of-state landlords, it also emphasizes the importance of professional property management.

At MotionPMG, we keep your property in motion, which means anticipating changes like HB 399 and protecting your investment before problems arise.

If you’re an out-of-state landlord with property in Georgia, contact MotionPMG today to learn how we can help you stay compliant with HB 399 and stress-free about your rentals.