SB35: SB35 Property Insurance Policies; notice required to be given a policyholder before the nonrenewal of his or her homeowners' insurance policy; increase the number of days

Under current Georgia law (O.C.G.A. § 33-24-46), an insurance company that decides not to renew a homeowner's property insurance policy must mail or deliver a written notice at least 30 days before the nonrenewal takes effect. This bill raises that minimum notice period to 60 days. The notice must still explain the insurer's reason for nonrenewal, as already required under Chapter 39 of the state's insurance title, and must be delivered by mail, in person, or by other methods already spelled out in the law. The change would take effect January 1, 2026, and would apply to all homeowners' policies issued, delivered, or renewed in Georgia on or after that date.

• Increases the minimum notice period an insurer must give before nonrenewing a homeowners' insurance policy from 30 days to 60 days.
• Keeps the existing requirement that the notice be mailed or delivered in person to the policyholder and, where applicable, a lienholder.
• Keeps the existing requirement that insurers state their reason for nonrenewal as required elsewhere in Georgia insurance law (Chapter 39 of Title 33).
• Sets the change to take effect January 1, 2026, applying to policies issued, delivered, or renewed on or after that date.

Georgia homeowners who carry homeowners' insurance policies, and property insurance companies operating in the state that must follow the new notice timeline before declining to renew coverage.

Homeowners facing nonrenewal would get an extra month to find new coverage, arrange financing contingencies, or contest the decision before their policy lapses, which could matter especially in areas where insurers have grown more cautious about renewing property coverage.

• Section 1 amends O.C.G.A. § 33-24-46(d)(1), replacing the 30 day minimum nonrenewal notice period with a 60 day minimum.
• Section 1 preserves existing delivery methods for the notice: personal delivery, mail sent to the insured's and lienholder's last known address, with proof of mailing.
• Section 1 keeps the requirement that insurers state the reason for nonrenewal as required under Chapter 39 of Title 33.
• Section 2 sets the effective date as January 1, 2026, applying to all policies issued, delivered, or renewed on or after that date.
• Section 3 repeals any conflicting laws.

1. 2025-05-14Effective Date 2026-01-01
2. 2025-05-14Act 277
3. 2025-05-14Senate Date Signed by Governor (Senate)
4. 2025-04-07Senate Sent to Governor (Senate)
5. 2025-03-18House Passed/Adopted (House)
6. 2025-03-18House Third Readers (House)
7. 2025-02-20House Committee Favorably Reported (House)
8. 2025-02-12House Second Readers (House)

• Larry Walker (R, SD-020)Primary sponsor
• Marty Harbin (R, SD-016)
• Bill Cowsert (R, SD-046)
• Randy Robertson (R, SD-029)
• John Albers (R, SD-056)
• Matthew Gambill (R, HD-015)

1. PassedSenate voteFebruary 10, 2025

   55 yea, 0 nay (0 not voting, 1 absent)

   Passage By Substitute: Senate Vote #30

2. PassedHouse voteMarch 18, 2025

   168 yea, 0 nay (6 not voting, 6 absent)

   Passage: House Vote #286

• homeowners insurance
• insurance regulation
• property insurance nonrenewal
• consumer protection