HB812: HB812 Buildings and housing; revise process by which a local governing body may propose amendments to state minimum standard codes

Currently, Georgia law does not require local governments to post real-time online tracking for building permits, and rules for using private engineers or architects to review permits and inspections are limited. This substitute bill changes that. Starting January 1, 2027, any county or city that issued more than 250 building permits in the prior year must maintain a public website showing the real-time status of every pending permit application, including deadlines missed and reasons for denial. Local governments may instead link to a third-party system that meets the same standards. The bill also expands when applicants can hire private professional providers (licensed engineers, architects, or qualified inspectors) to review plans and conduct inspections, cuts the associated local fee in half when they do, and requires local governments to accept a private provider's approved inspection report automatically unless they flag deficiencies within five business days. For erosion and sediment control permits under Chapter 7 of Title 12, it requires local issuing authorities to publish the exact materials needed for a complete application and sets firm deadlines, generally 45 days, for approving or denying permits, with shorter deadlines after resubmission.

• Requires local governments that issued more than 250 building permits in the prior year to run a public website showing real-time status of all pending building permit applications, starting January 1, 2027.
• Lets applicants hire a licensed private professional provider (engineer, architect, or qualified inspector) to review plans or conduct inspections at any point in the process, cutting the local regulatory fee in half when they do.
• Requires local governments to automatically accept a private provider's approved inspection report unless they notify the provider of specific deficiencies within five business days.
• Requires each local erosion control permitting authority to publish an objective list of materials needed for a complete application and sets a 45 day deadline to approve or deny erosion control permits.
• Requires local officials to give permit applicants written, specific reasons for any denial or incomplete application, tied to the exact code requirements not met.
• Directs the Department of Community Affairs to post local amendments to the state minimum standard codes on its website, updated in real time, instead of only maintaining a file available on request.

The bill affects county and city governments and their building and permitting departments, private engineers, architects, and qualified inspectors who review construction plans, developers and contractors applying for building or erosion control permits, and the Department of Community Affairs, which tracks local code amendments.

Builders, developers, and homeowners seeking permits would gain more visibility into where their applications stand and could use private inspectors to speed up review, while local governments would face new deadlines, website requirements, and reduced fee revenue when applicants opt for private review.

• Section 1 requires the Department of Community Affairs to post local code amendment determinations on its website in real time rather than only keeping a file available upon request.
• Section 2 (new Code Section 8-2-25.1) requires local governments issuing over 250 permits a year to maintain a searchable, free, real-time public website tracking building permit status, effective January 1, 2027.
• Section 3 revises O.C.G.A. § 8-2-26(g) to expand use of private professional providers for plan review and inspections, cut regulatory fees by 50 percent when used, and require automatic acceptance of their inspection reports unless deficiencies are flagged within five business days.
• Section 3 also requires local building officials to notify applicants within five business days whether an application is complete, with written reasons citing specific regulatory requirements for any incompleteness or denial.
• Section 5 revises O.C.G.A. § 12-7-9 to require erosion control permitting authorities to publish required application materials online and to decide on permits within 45 days, or 14 days after a resubmission addressing a denial.
• Section 6 revises O.C.G.A. § 12-7-11 to require local issuing authorities to give written, specific reasons for denying or rejecting erosion control permit applications.
• Section 7 repeals conflicting laws.

1. 2026-03-06House Withdrawn, Recommitted (House)
2. 2026-02-26House Committee Favorably Reported By Substitute (House)
3. 2025-03-27House Second Readers (House)
4. 2025-03-25House First Readers (House)
5. 2025-03-21House Hopper (House)

• Mike Cheokas (R, HD-151)Primary sponsor
• Trey Rhodes (R, HD-124)
• Noel Williams (R, HD-148)
• Rick Jasperse (R, HD-011)
• Clint Crowe (R, HD-118)
• Will Wade (R, HD-009)

• building permits
• local government transparency
• erosion control permits
• private inspectors
• construction regulation