SB 447: Control of Soil Erosion and Sedimentation; denial or nonacceptance of permits; revise provisions

Under current Georgia law, local governments have broad discretion in how quickly they review building and soil erosion permits, and applicants sometimes get vague reasons for denial or face repeated delays after resubmitting fixed applications. This bill tightens that process. It changes how private inspection reports for state building, plumbing, and electrical codes are handled, making them automatically approved unless the local government flags problems within two business days. It rewrites Georgia's soil erosion and sedimentation law (O.C.G.A. Title 12, Chapter 7) to require clear, unambiguous approval criteria, a 45-day deadline to issue or deny a permit, shorter deadlines after resubmission, refunds of fees if the local authority misses its deadline, and the option for applicants to sue for mandamus (a court order forcing action) if the government fails to comply. The bill also adds a new Code section requiring counties and cities that issue more than 250 building permits a year to run a public website showing real-time status for every permit application, starting January 1, 2028. It carves out an exception for review timelines in certain counties near large airports unless local voters approve applying the new rules by referendum.

• Changes state building code law (O.C.G.A. § 8-2-26) so a private inspector's report is automatically approved unless the local government flags deficiencies within two business days.
• Requires soil erosion and sedimentation permit applications to be complete and requires local governments to state approval criteria in clear, unambiguous language.
• Sets a firm 45-day deadline for local governments to issue or deny land-disturbance permits, with shorter 20- and 14-day deadlines after resubmissions.
• Requires local governments to refund permit fees if they fail to issue or deny a permit within the required time frame.
• Lets applicants petition a superior court for mandamus relief, with priority docketing, if a local government fails to follow the new permit rules.
• Requires counties and cities that issue more than 250 building permits a year to post real-time, searchable permit status information online beginning January 1, 2028.

Property developers, builders, and homeowners applying for building or land-disturbance permits; private professional inspectors working under the state building code; county and municipal governments and their permitting offices, especially larger ones issuing over 250 permits a year; and superior courts, which would hear new mandamus petitions.

Permit applicants would get faster, clearer answers, guaranteed refunds for missed deadlines, and a way to sue if local governments stall, while larger local governments would have to build and maintain public permit-tracking websites, adding new administrative work and costs starting in 2028.

• Section 1 revises O.C.G.A. § 8-2-26 so private inspection reports are deemed approved unless the local government notifies the inspector of deficiencies within two business days.
• Section 2 adds definitions of 'completed application' and 'material addition' to Georgia's soil erosion law (O.C.G.A. § 12-7-3).
• Section 3 rewrites O.C.G.A. § 12-7-9 to require unambiguous permit approval criteria, a 45-day review deadline, and 20- or 14-day deadlines after first and later resubmissions.
• Section 3 also exempts developments of regional impact and certain airport-adjacent counties from the new review timelines unless approved by local referendum.
• Section 4 revises O.C.G.A. § 12-7-11 to require fee refunds for missed deadlines, a written list of denial reasons, and mandamus relief through superior court for noncompliance.
• Section 5 creates new O.C.G.A. § 36-60-34, requiring counties and municipalities issuing more than 250 building permits per year to maintain a public real-time permit status website starting January 1, 2028.
• Section 5 specifies the website must show permit number, application date, property address, permit type, current status, missed deadlines, and the reviewing department.

1. 2026-05-11Effective Date 2026-07-01
2. 2026-05-11Act 513
3. 2026-05-11Senate Date Signed by Governor (Senate)
4. 2026-04-10Senate Sent to Governor (Senate)
5. 2026-04-02Senate Agreed House Amend or Sub (Senate)
6. 2026-03-31House Passed/Adopted By Substitute (House)
7. 2026-03-31House Third Readers (House)
8. 2026-03-19House Committee Favorably Reported By Substitute (House)

• Clint Dixon (R, SD-045)Primary sponsor
• Shawn Still (R, SD-048)
• Jason Anavitarte (R, SD-031)
• Russ Goodman (R, SD-008)
• Drew Echols (R, SD-049)
• Carden Summers (R, SD-013)
• Bill Cowsert (R, SD-046)
• Larry Walker (R, SD-020)
• Sam Watson (R, SD-011)
• Ricky Williams (R, SD-025)
• Chuck Payne (R, SD-054)
• Ben Watson (R, SD-001)
• Jason T. Dickerson (R, SD-021)
• Frank Ginn (R, SD-047)
• Victor Anderson (R, HD-010)

1. PassedSenate voteMarch 3, 2026

   46 yea, 4 nay (3 not voting, 2 absent)

   Passage By Substitute: Senate Vote #607

2. PassedHouse voteMarch 31, 2026

   95 yea, 72 nay (4 not voting, 5 absent)

   Passage: House Vote #805

3. PassedSenate voteApril 3, 2026

   51 yea, 2 nay (0 not voting, 1 absent)

   Agree To House Substitute: Senate Vote #989

• building permits
• soil erosion control
• local government regulation
• construction permitting
• government transparency