House · Engrossed · 2025-2026 Regular Session
HB 61: Motor vehicles; issuance of separate license plates for hearses and ambulances; provide
Last action March 31, 2026 · House Tabled
A Senate substitute to HB 61, retitled the Georgia Anti-Squatting Act of 2026, would rewrite Georgia's squatting and eviction laws, giving property owners a fast law enforcement removal process and toughening penalties for using fake lease documents.
The summaries below were written by an AI model (claude-sonnet-5) from the text of the bill and are not part of it. Quote the text, not the summary. The stored text is the Comm Sub version, the latest the General Assembly's website lists.
In plain language
Although HB 61 was originally about license plates for hearses and ambulances, the Senate replaced its content entirely with the Georgia Anti-Squatting Act of 2026. The bill rewrites Georgia's unlawful squatting law (O.C.G.A. § 16-7-21.1), requires magistrate courts to handle squatting cases and creates a new fast-track removal process for property owners. Under the new process, a property owner can submit a sworn complaint to the sheriff or another certified peace officer asking for immediate removal of unauthorized occupants, without going through a full eviction lawsuit, as long as conditions like no pending lease dispute are met. The bill also changes innkeeper-guest rules, shortens the deadline for sheriffs to execute eviction writs from 14 to 7 days, seals certain dispossessory court records after a tenant wins or after three years, and makes using a fake lease or deed to claim occupancy a felony punishable by one to five years in prison. It would take effect immediately if signed by the Governor.
What the bill does
- Creates a new fast-track process (O.C.G.A. § 44-11-34) letting property owners get sheriffs to immediately remove unauthorized occupants after filing a sworn complaint.
- Rewrites the unlawful squatting misdemeanor law (O.C.G.A. § 16-7-21.1), removing the old citation-and-documentation process and adding a restitution requirement based on fair market rent.
- Makes knowingly presenting a fake lease or deed to claim occupancy a felony with a mandatory one to five year prison sentence that cannot be suspended or probated.
- Shortens the time a sheriff has before a landlord can hire an off-duty officer to execute an eviction writ, from 14 days to 7 days.
- Requires courts to seal dispossessory (eviction) case records from public view once a tenant wins, satisfies a settlement, or three years pass.
- Adds new rules for innkeepers, including a 10-day written notice requirement before removing long-term guests who have stayed more than 90 days.
Who it affects
Real property owners and landlords, tenants and occupants facing removal, sheriffs and other certified peace officers who carry out removals, magistrate court judges, hotel and motel innkeepers and their guests, and anyone accused of unlawful squatting or lease fraud in Georgia.
Why it matters
Property owners would gain a quicker way to remove unauthorized occupants without a lengthy court eviction process, while people accused of squatting would face faster removal and a possible felony charge for using fake lease paperwork. Tenants who win eviction cases would also get more privacy through sealed court records.
Key provisions
- Section 2 and 3 give magistrate courts jurisdiction over unlawful squatting cases and the new removal proceedings under O.C.G.A. § 44-11-34.
- Section 4 rewrites O.C.G.A. § 16-7-21.1, dropping the prior three-day documentation window and instead making violation a misdemeanor with restitution based on fair market rent.
- Section 6 requires courts to make dispossessory case records unavailable to the public once the tenant prevails, a settlement is fulfilled, or three years pass.
- Section 7 cuts the writ-of-possession execution deadline from 14 to 7 days before a landlord can hire an off-duty certified officer, and adds officer-safety notice requirements.
- Section 8 creates O.C.G.A. § 44-11-34, letting property owners file a sworn 'Complaint to Remove Persons Unlawfully Residing' with law enforcement for immediate removal, subject to seven listed conditions.
- Section 8 also makes knowingly presenting a fraudulent lease or deed a felony with a mandatory minimum sentence of one to five years, non-suspendable and non-probatable.
- Section 8 creates a civil cause of action for wrongful removal, allowing recovery of triple the fair market rent plus damages, court costs, and attorney's fees.
- Section 9 makes the Act effective immediately upon the Governor's signature or becoming law without signature.
From the bill
“The General Assembly finds that the right to exclude others from entering, and the right to direct others to immediately vacate, real property are the most important real property rights.”
“Any person who, with the intent to remain or reside upon real property, knowingly and willfully presents to another person a false document purporting to be a valid lease agreement, deed, or other instrument conveying real property rights commits a felony”
“A court of competent jurisdiction shall order all records of the court relating to a dispossessory proceeding to be made unavailable to the public when the tenant has prevailed”
Discussed in meetings (12)
The House and Senate meetings that took this bill up, from their machine transcripts. Each account was written by Georgia Commons with AI and is not part of the record; the video is what was said.
Senate Public Safety Committee, February 2, 2026
From 0:34:07 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The sponsor presented a substitute with an updated date and effectiveness upon the governor’s signature. The sponsor said it would allow sheriffs to remove unauthorized occupants through sworn complaints, require documentation from alleged squatters, create a felony for fraudulent occupancy documents, distinguish hotel guests from tenants, and shorten removal delays. The sponsor said lawful tenants would retain protections and wrongful removal remedies. One member asked about further changes to protect long-term hotel residents. The sponsor cited written occupancy contracts, advance notice and payment arrangements. A second member warned that families with children could lose shelter in cold weather and said local charitable help was unavailable. The sponsor argued that hotels should not be required to provide charity; the chair also emphasized owners’ financial burdens. Asked whether hotel disputes mainly involved struggling families or deliberate nonpayment, a witness for Explore Gwinnett said, based on anecdotal experience, most difficult cases involved individuals knowingly exploiting the system. The witness said hotels and nonprofits often helped families. No further amendment was adopted. The committee approved the bill 8-2.
Senate Rules Committee, February 9, 2026
From 0:25:17 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The sponsor presented the bill as a squatter reform measure intended to close loopholes used for unlawful occupancy. The sponsor said it would protect lawful tenants and paying hotel guests while clarifying property owners' and law enforcement's authority to address unlawful occupancy. The chair said the committee was prioritizing Senate bills because of a deadline, while considering some House bills. No vote was shown.
Senate Rules Committee, March 9, 2026
From 0:10:05 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The sponsor presented the bill as a response to unlawful occupancy in extended-stay properties and hotels. The sponsor said it would close loopholes used by squatters while protecting lawful tenants and paying guests and clarifying the authority of property owners and law enforcement. In a brief exchange about ambulance tags on hearses, the sponsor said that issue had been resolved. No vote was recorded.
Senate Rules Committee, March 10, 2026
From 0:15:11 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The Senate presenter said HB 61 no longer matched its original title and now addressed nonpayment and strengthened squatting laws. Asked whether it was another bill with replaced contents, the presenter said no. No further details or calendar placement were shown.
Senate Rules Committee, March 12, 2026
From 0:10:57 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The presenter requested consideration of HB 61, describing it as a squatter-reform measure. A committee member asked whether its language had changed since its Public Safety hearing and raised concerns about provisions involving sheriffs, off-duty deputies and constables, including time limits and constitutional questions. The presenter said no changes had been made since that hearing and said the Sheriffs' Association had agreed with the measure. The member and presenter agreed to discuss the concerns outside the meeting. Later, the chair confirmed that the bill had already been covered. No vote was taken.
Senate Rules Committee, March 16, 2026
From 0:36:23 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The chair briefly identified HB 61 as providing separate license plates for hearses. No further explanation, questions or vote followed.
Senate Rules Committee, March 18, 2026
From 0:19:01 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The presenter described HB 61 as closing loopholes in squatter laws, penalizing people who take advantage of property owners and protecting vulnerable families relying on temporary hotel housing. The presenter requested favorable consideration. No substantive questions or calendar action followed.
Senate Rules Committee, March 19, 2026
From 0:47:09 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: A presenter requested consideration of the bill without explaining its provisions. Members later selected it for the floor calendar, which the committee approved unanimously.
Senate floor session, March 20, 2026 (legislative day 35)
From 2:39:22 · Watch on the General Assembly's Vimeo channel · Confirmed by the bill's status history (Senate Third Read)
Summary by Georgia Commons: The sponsor said a substitute replaced HB 61's vehicle-plate provisions with hotel guest removal and squatting rules. The sponsor argued hotels should retain an innkeeper-guest relationship rather than become landlords. Amendment 2's author said a negotiated compromise would give guests staying more than 90 consecutive days at least 10 days to respond to nonpayment notices, allow agreed alternatives to removal, and restrict access to certain eviction records. Amendment 1's author sought tenant rights after 90 days within 100 days. Amendment 1A changed that to consecutive days. Supporters of those proposals said families needed court oversight and protection from sudden displacement. A supporting senator warned tenant rules would reduce hotel supply and raise prices. Another opponent cited a DeKalb study reporting average monthly hotel costs of $1,852 and argued the bill would undermine a Georgia Supreme Court ruling. Amendment 1A failed 24-26; Amendment 1 failed 22-28. Amendment 2 was adopted without objection, and the amended substitute passed 32-18. During the next bill, another senator objected to debate having been cut off and said the change endangered families, including a sibling living long-term in a hotel.
House Judiciary Committee, March 26, 2026
From 0:15:26 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The sponsor said the Senate replaced the original vehicle-license-plate proposal with squatting and innkeeper provisions. The sponsor described police removal of unauthorized occupants upon an owner’s sworn statement, with court review afterward, and said ownership proof would guard against false claims. The sponsor said Senate amendments added 10 days’ notice before removing guests staying more than 90 days and allowed certain eviction records to be cleared after three years. Asked whether that record-clearing provision would remain, the sponsor said yes. Members debated whether long-term hotel occupants should gain tenant protections. The sponsor said time alone should not change a hotel contract into a tenancy and opposed establishing a timeline for that change. One member argued the proposal did not adequately define extended-stay families’ rights. Other members supported written contracts and faster removal to protect property owners and paying guests. Members requested an explicit opportunity to fix contract violations during the notice period and safeguards against moving guests between rooms to avoid protections. The sponsor welcomed proposed language but expressed concern about completing passage this session. A Georgia Hotel and Lodging Association witness supported the proposal, citing misuse of hotel rules. A member challenged descriptions that blurred paying families with unauthorized occupants.
House floor session, March 31, 2026 (legislative day 39, part 2)
From 3:07:35 · Watch on the General Assembly's Vimeo channel · Confirmed by the bill's status history (House Tabled)
Summary by Georgia Commons: A member moved to agree to the Senate changes. Another member asked the chair to rule on whether the Senate substitute's contents were sufficiently related to the underlying bill, citing court decisions and questioning the House's approach to that requirement. After a pause, the member withdrew the request for a ruling and instead moved to table the bill. The House tabled it without objection. No substantive explanation of the Senate changes was given.
Status timeline
- House Tabled (House)
- Senate Passed/Adopted By Substitute (Senate)
- Senate Third Read (Senate)
- Senate Committee Favorably Reported By Substitute (Senate)
- Senate Recommitted (Senate)
- Senate Read Second Time (Senate)
- Senate Committee Favorably Reported By Substitute (Senate)
- Senate Read and Referred (Senate)
Show full history (14 actions)
- House Passed/Adopted (House)
- House Third Readers (House)
- House Committee Favorably Reported (House)
- House Second Readers (House)
- House First Readers (House)
- House Hopper (House)
Sponsors
- Devan Seabaugh (R, HD-34)
- Lauren McDonald III (R, HD-26)
- John Corbett (R, HD-174)
- Danny Mathis (R, HD-133)
- Clint Crowe (R, HD-118)
- Shawn Still (R, SD-48)
Votes
- House voteFebruary 11, 2025
165 yea, 0 nay (7 not voting, 8 excused)
- Senate voteMarch 20, 2026
29 yea, 21 nay (0 not voting, 4 excused)
- Senate voteMarch 20, 2026
24 yea, 26 nay (0 not voting, 4 excused)
- Senate voteMarch 20, 2026
22 yea, 28 nay (0 not voting, 4 excused)
- Senate voteMarch 20, 2026
32 yea, 18 nay (0 not voting, 4 excused)
Topics
- squatting law
- evictions
- property rights
- landlord-tenant law
- law enforcement powers