HB 155: Local government; selection and objection to arbitrators; revise procedures

When a city tries to annex land and a county objects, Georgia law sends the dispute to an arbitration panel. This bill rewrites how that panel is chosen (Code Section 36-36-114), giving the Department of Community Affairs a more detailed selection and strike process among pools of municipal officials, county officials, and academics, and it changes how the panel reports findings, requires signed votes, and adds a small extra payment for arbitrators (Code Section 36-36-115). The bill also stops county development authorities in counties where two or more cities cover 95 percent or more of the land from operating inside a municipality that objects, unless the project was already approved before January 1, 2026. Separately, it changes appellate procedure so final court rulings on local zoning decisions can go directly to the Supreme Court or Court of Appeals, revises definitions of quasi-judicial boards and decisions, and changes notice timelines and voting rules for certain zoning actions, including a new referendum requirement for some municipal annexations. Different parts take effect January 1, 2026, or July 1, 2025.

• Rewrites the process for selecting and striking arbitrators in city-county annexation disputes, replacing random name-picking with a structured pool and strike system involving 11 potential arbitrators.
• Requires arbitration panels to issue written findings with each member's signed vote and adds a $100 total payment on top of existing per diem for arbitrators.
• Bars county development authorities in counties where cities cover 95 percent or more of the land from acquiring property for tax incentive projects inside an objecting municipality, with an exception for projects already approved before January 1, 2026.
• Allows final superior court rulings on local zoning decisions to be appealed directly to the Supreme Court or Court of Appeals, a route not previously spelled out.
• Repeals language letting administrative officers exercise delegated quasi-judicial zoning powers and redefines what counts as a quasi-judicial board, agency, or decision.
• Adds a requirement that some municipal annexations of land connected only by a street, creek, or railroad right of way also be approved by county voters in a referendum.

City and county governments involved in annexation disputes, the arbitrators and pools of officials and academics who serve on annexation panels, county development authorities in heavily municipalized counties, local zoning boards and administrative officers, property owners seeking rezonings or variances, and appellate courts handling zoning appeals.

Cities and counties fighting over annexations would go through a more detailed, timed process for picking arbitrators and get more transparency on how each arbitrator voted. Development authorities would lose reach into some cities, and property owners or governments involved in zoning disputes would have clearer, sometimes faster, paths to appeal court rulings.

• Section 1-1 rewrites Code Section 36-36-114 so the department selects 11 potential arbitrators from three pools, subject to residency and employment conflict rules, then lets the city and county strike names within set deadlines.
• Section 1-2 revises Code Section 36-36-115 to require written, individually signed panel findings and adds a $100 lump payment for arbitrators on top of legislator-level per diem and expenses.
• Section 1-3 adds Code Section 36-62-4.1, barring county development authorities in 'massively municipalized counties' from certain property tax incentive projects inside an objecting city, unless approved before January 1, 2026.
• Section 2-1 amends Code Section 5-6-34 to add final judgments reviewing zoning decisions to the list of directly appealable superior court rulings.
• Section 2-2 amends Code Section 5-6-35 to add quasi-judicial decisions of local government boards to the category of appeals requiring an application for appeal.
• Sections 2-3 through 2-7 redefine 'quasi-judicial boards or agencies' and 'quasi-judicial decision,' repeal administrative officers' zoning powers, and adjust notice timelines (generally 15 to 45 days) for rezonings and multifamily zoning changes.
• Section 2A-1 amends Code Section 36-36-20 to require a county voter referendum for certain annexations connected to a city only by a street, waterway, or railroad right of way.
• Section 3-1 sets Part I effective January 1, 2026, and most of Part II, Part IIA, and Part III effective July 1, 2025.

1. 2025-07-01Effective Date
2. 2025-05-12Act 128
3. 2025-05-12House Date Signed by Governor (House)
4. 2025-04-10House Sent to Governor (House)
5. 2025-04-04House Agreed Senate Amend or Sub (House)
6. 2025-04-04Senate Agreed House Amend or Sub As Amended (Senate)
7. 2025-04-02House Agreed Senate Amend or Sub As Amended (House)
8. 2025-03-31Senate Passed/Adopted By Substitute (Senate)

• Victor Anderson (R, HD-10)Primary sponsor
• John LaHood (R, HD-175)
• Chas Cannon (R, HD-172)
• Brad Thomas (R, HD-21)
• Brent Cox (R, HD-28)
• Joseph Gullett (R, HD-19)
• Drew Echols (R, SD-49)

1. PassedHouse voteFebruary 20, 2025

   172 yea, 0 nay (3 not voting, 5 excused)

   PASSAGE: House Vote #55

2. PassedSenate voteMarch 31, 2025

   47 yea, 4 nay (3 not voting, 2 excused)

   ADOPTION OF AMENDMENT #1 BY THE SENATOR FROM THE 50TH: Senate Vote #357

3. PassedSenate voteMarch 31, 2025

   54 yea, 0 nay (1 not voting, 1 excused)

   PASSAGE BY SUBSTITUTE: Senate Vote #358

4. PassedHouse voteApril 2, 2025

   130 yea, 35 nay (5 not voting, 10 excused)

   Agree to Senate Sub as Am: House Vote #396

5. PassedSenate voteApril 4, 2025

   36 yea, 17 nay (1 not voting, 2 excused)

   AGREE TO HOUSE AMENDMENT TO SENATE SUBSTITUTE AS AMENDED BY AM #2: Senate Vote #468

6. PassedHouse voteApril 4, 2025

   117 yea, 49 nay (2 not voting, 12 excused)

   Agree to Senate Amend to HAm to SSub: House Vote #451

• annexation disputes
• local government arbitration
• zoning appeals
• development authorities
• municipal law