HB 309: Local government; require adoption of a resolution or ordinance and voter approval prior to abolishment of a police force that was created by such method

This bill bundles several changes to Georgia law. It rewrites how local governments handle private inspection reports for buildings, deeming them approved unless the local government flags problems within two business days. It sets strict timelines (often 45 days, with shorter windows for resubmissions) for local governments to approve or deny land-disturbance permits under Georgia's soil erosion law, requires written reasons for any denial, and lets applicants sue for mandamus (a court order forcing action) if a local government misses deadlines. The bill also changes county police law so that once voters approve creating a county police force by referendum, the county governing authority can only abolish it by adopting a resolution or ordinance and getting voter approval in another election. Starting January 1, 2028, counties and cities that issue more than 250 building permits a year must run a public website showing real-time permit status. It also limits how construction moratoriums apply to already-approved projects and tweaks which authorities can meet by teleconference.

• Deems a private inspector's building report automatically approved unless the local government flags deficiencies in writing within two business days.
• Sets firm deadlines (45 days for new applications, 20 or 14 days for resubmissions) for local governments to approve or deny land-disturbance permits under Georgia's erosion control law.
• Requires local governments to refund permit fees and allows applicants to seek a court order (mandamus) if permit deadlines are missed.
• Requires a county governing authority to hold a voter referendum before abolishing a county police force that voters originally created by referendum.
• Requires larger counties and cities (those issuing more than 250 building permits a year) to post real-time online permit status information starting January 1, 2028.
• Bars local construction moratoriums from applying to properties that already received written approval or unrelated permits for their development.

County and municipal governments, building and land-disturbance permit applicants, private professional inspectors, county police forces and the voters who created them, and local zoning and permitting offices are all affected by this bill's new deadlines, disclosure rules, and referendum requirements.

Builders and property owners would get faster, more predictable permit decisions and a legal remedy if local governments stall. Residents who voted to create a county police force would gain a guaranteed say before it could be eliminated, and the public would get an online way to track permit applications in larger jurisdictions.

• Section 1 changes O.C.G.A. § 8-2-26 so a private inspector's report is automatically approved unless the local government objects with specific reasons within two business days.
• Sections 2 through 4 amend O.C.G.A. §§ 12-7-3, 12-7-9, and 12-7-11 to define 'completed application,' set 45-day and shorter resubmission deadlines for land-disturbance permits, require written denial reasons, require fee refunds for missed deadlines, and allow mandamus lawsuits.
• Section 5 amends O.C.G.A. § 36-8-2 to require a county resolution or ordinance plus voter approval in a special election before abolishing a county police force originally created by referendum, and bars resubmitting a rejected question for 48 months.
• Section 6 creates new O.C.G.A. § 36-60-34 requiring counties and cities issuing over 250 permits a year to maintain a real-time public permit status website starting January 1, 2028, listing application numbers, statuses, and denial reasons.
• Section 7 creates new O.C.G.A. § 36-60-35 preventing local construction moratoriums from applying to properties with prior written development approval.
• Section 8 revises O.C.G.A. § 50-14-1 to expand which development authorities may hold teleconference meetings.

1. 2026-04-02Senate Passed/Adopted By Substitute (Senate)
2. 2026-04-02Senate Third Read (Senate)
3. 2026-04-02Senate Taken from Table (Senate)
4. 2026-03-31Senate Tabled (Senate)
5. 2026-03-31Senate Third Read (Senate)
6. 2026-03-27Senate Committee Favorably Reported By Substitute (Senate)
7. 2026-01-12Senate Recommitted (Senate)
8. 2025-03-21Senate Read Second Time (Senate)

• Rob Clifton (R, HD-131)Primary sponsor
• Houston Gaines (R, HD-120)
• Marcus Wiedower (R, HD-121)
• Stan Gunter (R, HD-008)
• Clint Crowe (R, HD-118)
• Clint Dixon (R, SD-045)

1. PassedHouse voteMarch 4, 2025

   169 yea, 3 nay (5 not voting, 3 absent)

   Passage: House Vote #151

2. PassedSenate voteApril 2, 2026

   47 yea, 0 nay (3 not voting, 4 absent)

   Passage By Substitute: Senate Vote #947

• building permits
• county police
• local government referendums
• land-disturbance permits
• zoning moratoriums