HB 1251: Right to Information for Homeowners Act; enact

Georgia law currently gives community associations, such as homeowners' associations and condominium associations, wide discretion over what financial and governing records they share with unit owners. This bill, called the Right to Information for Homeowners Act, would add a new article to Georgia's specialized land transactions law requiring these associations to disclose so-called critical documents, including insurance policies, bank statements, budgets, audits, bylaws, meeting minutes, and contracts. Associations would have to respond to document requests within 14 days, keep a secure online database of records, publish an annual financial report, get an independent audit at least every two years, and notify owners within seven days of major insurance changes. Unit owners who are harmed by violations could sue for damages, including punitive damages, and courts could award attorney's fees. Associations found in violation face fines of up to $500 per violation. The law would take effect as soon as the Governor signs it, or if it becomes law without his signature, and would apply to violations occurring after that date.

• Requires community associations to give unit owners access to critical documents, including insurance policies, bank statements, budgets, audits, bylaws, and meeting minutes.
• Sets a 14 day deadline for associations to provide requested records, electronically or as physical copies at reasonable cost.
• Requires associations to maintain a secure online database of critical documents that unit owners can access.
• Requires an annual report covering insurance, financial health, and outstanding debts, plus an independent audit at least every two years.
• Creates a civil cause of action for unit owners, allowing compensatory and punitive damages, attorney's fees, and fines of up to $500 per violation.

Homeowners' associations, condominium associations, and property owners' associations across Georgia, along with the unit owners (residents) who belong to them. Association boards of directors would face new compliance duties, while owners gain new rights to request and receive financial and governing records.

Homeowners often struggle to get clear financial information from their community associations. This bill would give owners a legal right to insurance details, bank statements, audits, and budgets, plus a way to sue and collect damages or fees if the association fails to comply, changing the balance of power between boards and residents.

• Section 44-3-300 defines key terms, including 'critical documents,' 'community association,' and 'unit owner,' covering homeowners', condominium, and property owners' associations.
• Section 44-3-301 requires associations to give unit owners access to critical documents within 14 days of a request and to maintain a searchable online database.
• Section 44-3-302 requires an annual report on insurance, financial health, reserves, and outstanding debts, sent to all unit owners.
• Section 44-3-303 requires an independent audit at least every two years, with results shared with owners within 30 days.
• Section 44-3-304 requires unredacted monthly bank statements upon request and record retention for at least seven years.
• Section 44-3-305 requires disclosure of insurance policies covering the association and its board, with notice of material coverage changes within seven days.
• Section 44-3-306 creates a civil cause of action for damages, including punitive damages, sets fines of up to $500 per violation, and allows courts to award attorney's fees.
• Section 3 makes the law effective upon the Governor's signature or upon becoming law without his approval, applying to violations after that date.

1. 2026-02-11House Second Readers (House)
2. 2026-02-10House First Readers (House)
3. 2026-02-09House Hopper (House)

• Viola Davis (D, HD-087)Primary sponsor
• Sandra Scott (D, HD-076)
• Kim Schofield (D, HD-063)
• Akbar Ali (D, HD-106)
• Rhonda Taylor (D, HD-092)

• homeowners associations
• condominium law
• property owner rights
• government transparency
• housing