HB 374: Local government; residential rental property; establish housing management databases

Current Georgia law generally bars local governments from requiring registration of residential rental property unless there's probable cause of a code violation. This bill creates an exception: local governing bodies could pass an ordinance or resolution setting up a 'housing management database' for residential rental properties, but only for owners who control at least ten contiguous rental units in that jurisdiction. Registrants would submit the owner's or property manager's contact information, the property's address and tax parcel number, and deed recording details, with updates required within 30 days of changes. No registration fees could be charged, but penalties for failing to register or update information could reach $500 for a first violation, $750 for a second, and $1,000 for later violations within a year. Owners and managers would also have to disclose any ownership by a foreign adversary nation, and that information would be public. Certain owners, such as deployed service members, people with serious medical conditions, and disaster victims, would be exempt. Short-term rentals under 30 days are excluded entirely.

• Authorizes local governing bodies to create housing management databases for residential rental property, but only for landlords who own or control at least ten contiguous units in that jurisdiction.
• Sets the required registration information: owner or property manager contact details, the property's address and tax parcel number, and the deed's recording information.
• Bans local governments from charging registration fees but allows penalties up to $500, $750, and $1,000 for first, second, and third-plus violations within 12 months.
• Requires disclosure of any ownership interest by a foreign adversary nation (as designated by the U.S. Secretary of Commerce) and makes that disclosure public.
• Creates exemptions for deployed military members, seriously ill owners, hospice patients, estate representatives (for 18 months), and disaster-affected owners.
• Exempts short-term rental properties (under 30 days) from the entire database requirement and adds definitions for 'property manager,' 'residential rental property,' and related terms to the code enforcement law.

Owners and property managers of larger residential rental portfolios (ten or more contiguous units), local county and city governments that choose to set up databases, tenants living in affected rental units, and specific groups such as deployed military members, hospice patients, estate representatives, and disaster victims who could qualify for exemptions.

Local governments would gain a new tool to track large-scale rental property ownership, including foreign ownership, potentially aiding code enforcement and housing oversight. Larger landlords would face new paperwork duties and possible fines, while small landlords with fewer than ten units and short-term rental owners stay outside the requirement entirely.

• Section 1 adds definitions for 'licensee,' 'property management services,' 'property manager,' 'residential rental property,' and 'short-term rental property' to O.C.G.A. § 36-74-21.
• Section 2 amends O.C.G.A. § 36-74-29 so code violation notices can be sent to a property manager, not just the alleged violator.
• Section 3 amends O.C.G.A. § 36-74-30 to carve out an exception allowing local databases for rental properties, but only where an owner controls at least ten contiguous units.
• Section 3 caps registration penalties at $500 for a first offense, $750 for a second, and $1,000 for a third or later offense within 12 months.
• Section 3 requires disclosure of foreign adversary ownership interests and makes that disclosure public information.
• Section 3 lists exemptions covering deployed military, medically incapacitated owners, hospice/palliative care patients, estates (up to 18 months), and disaster-hardship owners.
• Section 3 excludes short-term rental properties from the database requirement entirely.
• Section 4 repeals conflicting laws.

1. 2025-04-04House Withdrawn, Recommitted (House)
2. 2025-02-27House Committee Favorably Reported By Substitute (House)
3. 2025-02-12House Second Readers (House)
4. 2025-02-11House First Readers (House)
5. 2025-02-10House Hopper (House)

• Martin Momtahan (R, HD-17)Primary sponsor
• Joseph Gullett (R, HD-19)
• Ginny Ehrhart (R, HD-36)
• Phil Olaleye (D, HD-59)

• rental housing
• landlord regulation
• local government authority
• code enforcement
• foreign ownership disclosure