Georgia Now Requires In-State Representation for Certain Landlords

How Non-Resident Property Owners Can Stay Compliant

Georgia has enacted new requirements that impact out-of-state owners of residential rental property. If you own rental property in Georgia but live elsewhere, it is essential to understand how House Bill 399 (HB 399) affects your obligations and what steps you must take to remain compliant.

Failure to meet these requirements can expose owners to avoidable legal, operational, and financial risk.

What the New Georgia Requirement Actually Says

Effective July 1, 2025, Georgia law requires non-resident landlords of residential rental property to designate a Georgia-based, licensed real estate broker or property manager to oversee tenant communications and property management responsibilities.

In practical terms, this means:

• Out-of-state owners may no longer self-manage Georgia residential rental property without qualifying in-state management.

• Tenants must be provided with the name and contact information of a Georgia-based representative.

• The designated manager or broker must be properly licensed and authorized to act on the owner’s behalf.

This requirement is focused on tenant access, accountability, and timely response to property issues.

Why Georgia Implemented This Change

Georgia’s rental market—particularly in Metro Atlanta—has seen rapid growth from remote and out-of-state investors. With that growth has come increased concern around:

• Delayed maintenance and emergency response

• Lack of accountability for tenant complaints

• Difficulty enforcing housing and safety standards

• Unclear points of contact for enforcement agencies and HOAs

HB 399 ensures that a qualified, in-state professional is available and accountable when issues arise.

Who This Requirement Applies To

This law generally applies if you are:

• A non-Georgia resident

• The owner of residential rental property in Georgia

• Leasing property to tenants

• Managing the property yourself or through non-Georgia-based systems

This includes many:

• Single-family rental owners

• Duplex and small multi-unit investors

• Long-term rental property owners

  
  

What This Law Does Not Do

It is important to clarify what this requirement does not cover:

• It does not apply to owner-occupied properties.

• It is not a blanket rule for all Georgia property owners.

• It is not the same as a business registered agent requirement for LLCs or corporations.

• It does not automatically apply to every short-term rental scenario, though STR owners may still be subject to local ordinances and licensing rules.

Each situation is fact-specific, and owners should evaluate their structure carefully.

Risks of Non-Compliance

Owners who fail to meet the in-state management requirement may face:

• Regulatory or licensing issues

• Tenant disputes with increased legal exposure

• HOA enforcement actions

• Delays in emergency response or repairs

• Increased scrutiny from local authorities

  
  

Many owners only discover non-compliance after a problem occurs—when resolution becomes more expensive and urgent.

How to Stay Compliant as a Non-Resident Owner

The most reliable way to comply with Georgia’s requirements is to engage a Georgia-based, licensed property management firm that can act as your authorized local representative.

A compliant in-state manager should be able to:

• Serve as the designated tenant point of contact

• Coordinate maintenance, vendors, and inspections

• Respond promptly to issues and emergencies

• Maintain oversight of regulatory and HOA obligations

• Ensure proper documentation and operational continuity

Justus Group Properties provides Georgia-based property oversight and management services designed for:

• Out-of-state investors

• Residential rental owners

• Short-term rental operators seeking local compliance support

• Busy professionals who require reliable in-state representation

Our team acts as your local operational partner, ensuring your property is responsibly managed and aligned with current Georgia requirements.

Final Thoughts

Georgia’s updated requirements are not intended to discourage investment—but they do require intentional compliance and local accountability.

If you own or plan to own rental property in Georgia and do not reside in the state, now is the time to review your structure and ensure you are properly represented.

This article is provided for informational purposes only and does not constitute legal advice. Property owners should consult a qualified Georgia real estate attorney or licensed property management professional regarding their specific situation.