As Georgia continues to attract real estate investors from across the country, the state has taken major steps to ensure proper oversight of rentals. This applies to all property owners, including those who live outside its borders. With the passage of Georgia HB 399, a new law effective January 1, 2026, out-of-state landlords who own single-family homes, duplex rental properties, or other residential rental properties in Georgia will be required to hire or employ a Georgia licensed property manager or broker.
This law marks a significant shift for non-resident landlords and institutional investors who own properties in Georgia, including the thriving Atlanta housing market. Let’s break down what out-of-state landlords should do to stay compliant with Atlanta rental laws in 2026, how Georgia HB 399 affects you, and what steps you can take today to prepare.
Key Takeaways
Georgia HB 399 goes into effect in 2026 and requires out-of-state landlords to hire a Georgia licensed property manager or broker for all rental properties.
The law was passed to promote local accountability, tenant protection, and improved property oversight.
It applies to single-family homes, duplex rental properties, and other residential rental properties.
Failure to comply could lead to fines, code violations, or loss of the ability to legally rent your property in Georgia.
Hiring a Georgia licensed property manager, like Platinum Property Management, ensures compliance and helps manage tenant communications, maintenance, and legal requirements effectively.
Understanding Georgia House Bill 399: What the Law Requires
Georgia House Bill 399, passed by the Georgia General Assembly in 2024, introduces new requirements for out-of-state landlords with Georgia rentals. The law specifically states that non-resident property owners must employ at least one Georgia licensed broker or property manager to oversee their rental properties in Georgia.
This means that if you live in another state and own a rental property in Atlanta, you are required to have a licensed professional located in Georgia. They can legally manage your property, handle tenant communications, and respond promptly to tenant complaints or property concerns.
Why Georgia HB 399 Was Introduced
The new Georgia landlord law was designed to address growing concerns around absentee landlords, hedge funds, and institutional investors purchasing large numbers of single-family or duplex rental properties without providing adequate local oversight.
Lawmakers found that unresponsive landlords and lack of local accountability often led to tenant protection issues, code violations, and neighborhood deterioration. HB 399 aims to:
Ensure local accountability for property management
Improve tenant protection and communication
Strengthen property oversight for out-of-state investors
Reduce delays in maintenance or tenant responses
Ensure compliance with Georgia law and local housing codes
How the Law Applies to Out-of-State Landlords
Under Georgia’s new law for out-of-state landlords, all non-resident owners must have a Georgia licensed broker or property manager who meets state broker licensing requirements. This licensed individual or company must be responsible for:
Tenant communications and lease administration
Property maintenance and repair coordination
Handling rent collection and deposits
Responding to tenant complaints and emergencies
Maintaining local contact information for tenants and city officials
In short, if you live outside Georgia and own a rental property here, you must hire a Georgia licensed property manager to remain compliant with the law's required standard.
Why This Law Matters for the Atlanta Housing Market
Atlanta’s housing market has long been attractive to out-of-state investors due to its strong job growth, affordable prices, and steady cash flow potential. However, the influx of institutional investors and hedge funds managing properties remotely has created challenges for tenant needs and property oversight.
By enforcing Georgia HB 399, the state hopes to balance investor opportunities with better communication between landlords and tenants. It ensures that rental properties in Georgia, whether single-family homes or duplex rentals, are properly maintained and that tenant contact information is accessible to a Georgia resident.
The Role of a Georgia Licensed Property Manager
A Georgia licensed property manager is more than just a local representative. They are your legal connection to compliance under Georgia HB 399. Working with a licensed broker or property manager ensures that your rental properties are managed in full accordance with Georgia law.
At Platinum Property Management, our Georgia licensed brokers and property managers handle everything from tenant communications and maintenance requests to rent collection and legal compliance. Our services provide out-of-state owners peace of mind knowing their investment is protected and compliant with all new Georgia landlord law requirements.
What a Licensed Manager Handles for You
Screening tenants and drafting compliant leases
Coordinating repairs and routine maintenance
Collecting rent and managing late payments
Responding to emergencies or property damage
Ensuring compliance with local ordinances and state housing codes
Representing owners in local disputes or inspections
How to Hire a Georgia Licensed Property Manager
If you are an out-of-state landlord, the first step is to hire a Georgia licensed property manager before the law takes effect in 2026. Here’s how to get started:
Verify Licensing – Make sure the property manager or company is a Georgia licensed broker or property manager under Georgia Real Estate Commission (GREC) standards.
Understand Their Services – Choose a management company experienced with single-family homes, duplex rentals, and residential rental properties.
Establish Local Communication – Your manager should have a local office or representative capable of handling tenant communications and emergencies.
Review Management Agreements – The agreement should clearly outline responsibilities for rent collection, maintenance, and tenant relations.
Ensure Compliance – The manager should confirm that your property complies with the Georgia Landlord-Tenant Handbook and any local housing codes.
Common Scenarios Affected by HB 399
As the new Georgia landlord law takes effect, its impact will reach a wide range of property owners, from large-scale investors to individual homeowners who rent out a single unit. Georgia HB 399 doesn’t just target corporate landlords or hedge funds; it establishes uniform standards for anyone who owns rental properties in Georgia while living elsewhere. Whether you manage multiple single-family homes, duplex rental properties, or a few residential rentals, understanding how these changes apply to your situation is essential for maintaining compliance and protecting your investment.
Institutional Investors
Large-scale investors who own hundreds of rental properties in Georgia must now employ Georgia licensed property managers to oversee daily operations.
Individual Out-of-State Owners
Even if you only own one single-family home or duplex rental property, the new rules apply. You must hire a Georgia licensed professional to remain compliant.
Property Concerns and Tenant Complaints
Under the new legislation, tenant communications must be handled by a Georgia resident or licensed property manager, ensuring faster response times and fewer unresolved issues.
FAQs About Georgia HB 399 and Out-of-State Landlord Compliance
1. What happens if I don’t hire a Georgia licensed property manager by 2026?
If you fail to comply with Georgia HB 399, you could face fines, lose your ability to collect rent legally, and risk code violations or other penalties.
2. Does the law apply to landlords who live part-time in Georgia?
Yes. If your primary residence is outside Georgia, the law applies to you. You’ll still need a Georgia licensed broker or property manager for your rental property.
3. Can a family member or friend manage my property if they live in Georgia?
Only if they are a Georgia licensed broker or licensed property manager. The law requires professional licensure — personal relationships don’t satisfy the requirement.
Stay Compliant with Platinum Property Management
As 2026 approaches, it’s critical for out-of-state landlords to prepare for compliance with Georgia’s new law for out-of-state landlords. Don’t wait until the last minute. Start by partnering with a Georgia licensed property manager who understands HB 399, local codes, and tenant protection standards.
At Platinum Property Management, we specialize in managing single-family homes, duplex rental properties, and residential rental properties across Atlanta and surrounding communities. Our licensed brokers and local experts ensure your property remains compliant, your tenants are satisfied, and your investment continues to generate strong returns.
Ready to stay compliant with Georgia’s new requirements? Contact us today to connect with a Georgia licensed property manager today.
