HB 1115: End Home Poaching Act; enact

This bill targets large-scale corporate ownership of housing, sometimes called institutional home buying. It adds a new article to Georgia's property law (O.C.G.A. Title 44, Chapter 3) defining a 'residential home poacher' as any corporation, investor, trust, or similar entity that owns or controls an interest in single-family homes or townhouses, whether directly or through affiliates. Starting with taxable years on or after January 1, 2026, any such entity holding an interest in more than 2,000 single-family residences would have to file a yearly report with the state auditor between December 1 and December 31. Beginning January 1, 2027, it would become illegal for these entities to own more than 2,000 such homes at all. Anyone harmed could sue in state court for actual damages, or a minimum of $15,000 per home over the limit, plus attorney's fees, within four years of the violation. Government agencies could not intervene in these lawsuits, though they could file supporting briefs. The law would take effect as soon as the Governor signs it.

• Creates a new legal category called a 'residential home poacher,' covering corporations, trusts, partnerships, and similar entities that own interests in single-family homes or townhouses.
• Requires any such entity holding more than 2,000 single-family residences to file an annual report with the state auditor starting in 2026, under penalty of perjury.
• Makes it illegal starting January 1, 2027 for these entities to own or control interests in more than 2,000 single-family residences in Georgia.
• Allows any harmed person (a 'claimant') to sue a violator directly, recovering actual damages or at least $15,000 per home over the limit, plus attorney's fees.
• Blocks government agencies, including the Attorney General and district attorneys, from intervening in these private lawsuits, though they may file amicus briefs.
• Creates an affirmative defense allowing a company to avoid statutory damages if it no longer owns the home in question and already paid a judgment for the same violation.

Large institutional investors, real estate corporations, trusts, partnerships, and similar entities that own many single-family homes or townhouses in Georgia; renters and homebuyers who might sue such companies; the state auditor's office, which receives annual ownership reports; and government attorneys, who are barred from joining these lawsuits.

If enacted, large corporate landlords would have to shrink their single-family home holdings below 2,000 properties or face lawsuits from private citizens seeking thousands of dollars per excess home. This could affect how much corporate-owned rental housing is available and who controls it in Georgia's housing market.

• Section 2 adds Article 8 to Chapter 3 of Title 44, defining 'residential home poacher,' 'affiliate,' 'claimant,' 'single-family residence,' and 'townhouse' (O.C.G.A. § 44-3-260).
• O.C.G.A. § 44-3-261(a) requires annual reports to the state auditor from entities owning interests in more than 2,000 single-family residences, starting for tax years on or after January 1, 2026.
• O.C.G.A. § 44-3-261(b) bans owning more than 2,000 single-family residences starting January 1, 2027, and creates a private right to sue for actual damages or $15,000 in statutory damages per home.
• O.C.G.A. § 44-3-261(c) sets a four-year statute of limitations and allows class actions under O.C.G.A. § 9-11-23.
• O.C.G.A. § 44-3-261(d) bars government entities and officials, including the Attorney General and district attorneys, from intervening in these private lawsuits.
• O.C.G.A. § 44-3-262 creates an affirmative defense against monetary damages if the company no longer owns the home and already paid a judgment for the same violation.
• Section 3 makes the Act effective immediately upon the Governor's signature or becoming law without signature.

1. 2026-02-03House Second Readers (House)
2. 2026-02-02House First Readers (House)
3. 2026-01-29House Hopper (House)

• Derrick McCollum (R, HD-030)Primary sponsor
• James Burchett (R, HD-176)
• Tim Fleming (R, HD-114)
• Ron Stephens (R, HD-164)
• Chuck Efstration (R, HD-104)

• housing policy
• corporate landlords
• real estate investment
• single-family homes
• property law