HB 1188: Commerce and trade; encourage transparency and fairness with respect to rent pricing for residential properties

Currently, Georgia's Fair Business Practices Act does not specifically address rent pricing disclosures, and landlords may advertise a base rent while adding extra fees later. This bill adds a new section to that law, O.C.G.A. Section 10-1-393.22, that requires landlords to clearly disclose the total rental price, meaning all mandatory fees and government fees combined, before a tenant signs a lease or pays anything. The bill also bans 'hidden fees,' defined broadly to include fees that are excessive, for services not actually provided, for services the landlord is already legally required to provide, tied to forcing a tenant to use a preferred vendor, or not written into the lease. Landlords can still enforce lease terms like late fees or early termination penalties as long as those are spelled out in the agreement and not excessive. Violations become an unfair or deceptive practice under Georgia consumer protection law. The law would take effect as soon as the Governor signs it and would apply to leases signed, renewed, or extended after that date.

• Adds a new violation to Georgia's Fair Business Practices Act (O.C.G.A. Section 10-1-393) for landlords who fail to disclose total rent or charge hidden fees.
• Creates a new Code section, 10-1-393.22, requiring landlords to clearly and conspicuously disclose the total rental price before accepting a lease or payment.
• Bans landlords from charging 'hidden fees,' defined to include excessive charges, fees for services not performed, fees for legally required services, and fees not written into the lease.
• Covers a broad range of housing, defining 'residential property' to include hotels, inns, vacation rentals, and other short-term rentals, not just apartments.
• Allows landlords to still pursue damages for lease violations like default or early termination, as long as those remedies are written into the lease and not excessive.
• Applies the new rules to rental agreements signed, renewed, or extended on or after the law's effective date, which would be as soon as the Governor signs it.

Landlords and property managers renting residential property in Georgia, including apartment owners, hotel and inn operators, and short-term or vacation rental hosts, would face new disclosure duties. Tenants and renters, including hotel guests and short-term rental customers, would gain new protections against undisclosed or hidden fees.

Renters would see the full cost of housing, including mandatory and government fees, before signing a lease or paying, rather than discovering extra charges later. Landlords who fail to disclose full pricing or add unjustified fees could face enforcement under Georgia's consumer protection law.

• Section 1 amends O.C.G.A. Section 10-1-393(b) to add violating the new rent pricing rules as an unfair or deceptive practice under the Fair Business Practices Act.
• Section 2 creates new Code Section 10-1-393.22, defining key terms like 'total rental price,' 'hidden fees,' 'mandatory fee,' and 'residential property' (which includes hotels and short-term rentals).
• Section 2(b) makes it unlawful for a landlord to accept payment or a lease before disclosing the total rental price, or to charge any hidden fee.
• Section 2(c) preserves a landlord's ability to seek damages for lease violations like early termination, provided those remedies are written into the lease and not excessive.
• Section 3 sets the effective date as the date the Governor signs the bill or it otherwise becomes law, applying to leases signed or renewed on or after that date.
• Section 4 repeals any conflicting state laws.

1. 2026-02-06House Second Readers (House)
2. 2026-02-05House First Readers (House)
3. 2026-02-04House Hopper (House)

• Gabriel Sanchez (D, HD-042)Primary sponsor
• Dale Washburn (R, HD-144)
• Spencer Frye (D, HD-122)
• Phil Olaleye (D, HD-059)
• Mary Oliver (D, HD-084)
• El-Mahdi Holly (D, HD-116)

• renters rights
• landlord tenant law
• consumer protection
• hidden fees
• housing costs