---
title: SB 447. Control of Soil Erosion and Sedimentation; denial or nonacceptance of permits; revise provisions
collection: bills
id: 2025-2026/sb447
cite_as: SB 447, 2025-2026 Regular Session (Ga.)
canonical_url: https://georgiacommons.org/bills/2025-2026/sb447
md_url: https://georgiacommons.org/bills/2025-2026/sb447.md
text_url: https://georgiacommons.org/bills/2025-2026/sb447/text
source_url: https://www.legis.ga.gov/legislation/72694
date: 2026-05-11
status: passed
corpus_version: bills-2026-09-13
license: Public record of the Georgia General Assembly, via LegiScan; see about.md
publisher: Georgia Commons, an independent project of Georgia Civic Data. Not the State of Georgia. Not legal advice.
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omitted: votes and history
omitted_chars: 1347
omitted_url: https://georgiacommons.org/bills/2025-2026/sb447.md?full=1
bill_number: SB 447
session: 2025-2026 Regular Session
session_slug: 2025-2026
chamber: Senate
bill_type: bill
status_date: 2026-05-11
last_action: Effective Date 2026-07-01
sponsors:
- Clint Dixon
- Shawn Still
- Jason Anavitarte
- Russ Goodman
- Drew Echols
- Carden Summers
- Bill Cowsert
- Larry Walker
- Sam Watson
- Ricky Williams
- Chuck Payne
- Ben Watson
- Jason T. Dickerson
- Frank Ginn
- Victor Anderson
text_version: Enrolled
has_text: true
legiscan_url: https://legiscan.com/GA/bill/SB447/2025
upstream_id: 2104420
summaries_model: claude-sonnet-5
topic_tags:
- building permits
- soil erosion control
- local government regulation
- construction permitting
- government transparency
---
# SB 447. Control of Soil Erosion and Sedimentation; denial or nonacceptance of permits; revise provisions
## Text
Senate Bill 447
By: Senators Dixon of the 45th, Still of the 48th, Anavitarte of the 31st, Goodman of the 8th,
Echols of the 49th and others
AS PASSED
A BILL TO BE ENTITLED
AN ACT
To amend Chapter 2 of Title 8 of the Official Code of Georgia Annotated, relating to state
building, plumbing, and electrical codes, so as to revise provisions related to inspections
submitted by private professional providers; to amend Chapter 7 of Title 12 of the Official
Code of Georgia Annotated, relating to control of soil erosion and sedimentation, so as to
revise provisions regarding denial or nonacceptance of permits; to require local issuing
authorities to provide rejected permit applicants with a written list of reasons for denial
within specified time frames; to provide for refunding of fees; to provide for mandamus; to
toll such timing requirements in certain circumstances; to provide exceptions; to provide for
definitions; to amend Chapter 60 of Title 36 of the Official Code of Georgia Annotated,
relating to provisions applicable to counties and municipal corporations, so as to provide
general provisions for counties and municipalities regarding the acceptance, denial, or
nonacceptance of certain permits; to require unambiguous criteria for approval of permits;
to require completed applications; to require local issuing authorities to provide rejected
permit applicants with a written list of reasons for denial within specified time frames; to
provide for refunding of fees; to provide for exceptions; to provide for access to real-time
status information relative to building permit application status; to provide definitions; to
provide for related matters; to repeal conflicting laws; and for other purposes.
BE IT ENACTED BY THE GENERAL ASSEMBLY OF GEORGIA:
SECTION 1.
Chapter 2 of Title 8 of the Official Code of Georgia Annotated, relating to state building,
plumbing, and electrical codes, is amended by revising paragraph (14) of subsection (g) of
Code Section 8-2-26, relating to local enforcement, inspectors, and building permits, as
follows:
"(14) Upon submission by the private professional provider of a copy of his or her an
approved inspection report to the local governing authority, said local governing authority
shall be required to accept the inspection of the private professional provider without the
necessity of further inspection or approval by the inspectors or other personnel employed
by the local governing authority unless said governing authority has notified the private
professional provider, within two such inspection shall be deemed approved as a matter
of law. The local governing authority shall have two business days after the submission
of the inspection report, that it finds the report incomplete or the inspection inadequate
and has provided the private professional provider to notify the private professional
provider of any deficiencies in such inspection report with a written description of the
such deficiencies and specific regulatory requirements that have not been adequately
addressed. The private professional provider shall submit a corrected inspection report
after receiving notice from the local governing authority of deficiencies in such
inspection report, but in no event shall any deficiency in an inspection report or a
correction to such report prevent the completion of work that has been approved by the
private professional provider or otherwise delay the progress of the project related to the
private professional provider's inspection."
SECTION 2.
Chapter 7 of Title 12 of the Official Code of Georgia Annotated, relating to control of soil
erosion and sedimentation, is amended in Code Section 12-7-3, relating to definitions, by
revising paragraph (10.3) and adding new paragraphs to read as follows:
"(3.1) 'Completed application' means a submitted plan, application, or request for
inspection that contains all information and supporting documentation required by the
local issuing authority in making its determination as to whether the plan, application, or
request is in compliance with regulatory requirements."
"(10.3) 'Material addition' means anything added to a resubmitted application that is not
directly related to a comment or request of the local issuing authority.
(10.4) 'Operator' means the party or parties that have:
(A) Operational control of construction project plans and specifications, including the
ability to make modifications to those plans and specifications; or
(B) Day-to-day operational control of those activities that are necessary to ensure
compliance with a storm-water pollution prevention plan for the site or other permit
conditions, such as a person authorized to direct workers at a site to carry out activities
required by the storm-water pollution prevention plan or to comply with other permit
conditions."
SECTION 3.
Said chapter is further amended by revising Code Section 12-7-9, relating to applications for
permits, erosion and sediment control plans and data, and time for issuance or denial, as
follows:
"12-7-9.
(a) Completed applications Applications for permits shall be submitted in accordance with
this chapter and the rules and regulations, ordinances, and resolutions adopted pursuant to
this chapter. The local issuing authority shall specify in clear and unambiguous language
the criteria for approval of permits pursuant to this chapter. Such applications shall be
accompanied by the applicant's erosion and sediment control plans and by such supportive
data as will affirmatively demonstrate that the land-disturbing activity proposed will be
carried out in such a manner that the minimum requirements set forth in Code
Section 12-7-6 shall be met. All applications shall contain a certification stating that the
plan preparer or the designee thereof his or her designee visited the site prior to creation
of the plan or that such a visit was not required in accordance with rules and regulations
established by the board.
(b) No permit shall be issued to any applicant unless the local issuing authority
affirmatively determines that the plan embracing such activities meets the requirements of
Code Section 12-7-6. All applicable fees shall be paid prior to issuance of the land
disturbance permit by the local issuing authority.
(c) Permits shall be issued or denied as soon as practicable after the application therefor
for such permit has been filed with the local issuing authority, but in any event not later
than 45 days thereafter after such filing. During the first five days after filing of the
application, the local issuing authority shall determine whether the application is complete
and whether external review will be required pursuant to subsection (e) of this Code
section, in which event the local issuing authority shall notify the external reviewer of the
filing of the application. If after such five-day period the local issuing authority fails to
provide notice to the applicant that the application is incomplete, the application shall be
deemed complete. In the event that a permit has been denied or deemed not accepted and
the applicant thereafter resubmits the application in modified form to address deficiencies
identified in the stated reasons for denial or nonacceptance pursuant to subsection (a) of
Code Section 12-7-11, then the local issuing authority shall cause the permit to be issued
or denied as soon as practicable after such resubmission, but in any event not later than:
(1) Twenty days after the first resubmission by the applicant; or
(2) Fourteen days after any subsequent resubmission by the applicant;
provided, however, that, for any review by the local issuing authority following a
resubmission by the applicant, the local issuing authority may not issue any comments on
aspects of the application that are not related to its initial comments on such application or
any changes made in a resubmission of the application. The provisions of this subsection
shall not apply to any development of regional impact, as determined by the Department
of Community Affairs pursuant to Article 1 of Chapter 8 of Title 50.
(d) If a local issuing authority requires compliance with additional regulatory items by the
applicant beyond erosion and sediment control, including, but not limited to, storm-water
management or utility approvals that are subject to the approval of such local issuing
authority, all such requirements shall be subject to the review time frames imposed in
subsection (c) of this Code section.
(e) If a local issuing authority is required to utilize a state agency, local government other
than the local issuing authority, or utility provider to conduct a portion of its plan or permit
review pursuant to this chapter, the local issuing authority shall provide to the applicant a
list of such items that require external review. The review time frames imposed in
subsection (c) of this Code section shall be tolled while such reviews are being conducted
by a state agency.
(f) Notwithstanding any other provisions of this chapter to the contrary, in any county in
which an airport is owned or operated either by such county or a local authority and such
airport is adjacent to 9,000 acres or more of property currently or formerly owned by a
municipality that has no incorporated territory within such county and any county adjacent
to such county, the review time frames imposed in subsection (c) of this Code section shall
not apply unless a local Act is adopted making such time frames applicable to such county;
provided, however, that the effectiveness of such local Act shall be contingent upon such
Act being approved by a majority of the voters of such county voting in a referendum
thereon."
SECTION 4.
Said chapter is further amended by revising Code Section 12-7-11, relating to statement of
reasons for denial of permit required, conditions for approval, and suspension, revocation,
or modification of permit, as follows:
"12-7-11.
(a) Within the time frames specified by Code Section 12-7-9, the local issuing authority
shall issue or deny the permit. In the event that such authority does not issue or deny a
permit within the provided time frame, the local issuing authority shall refund all fees
collected in association with the applicant's permit application. The local issuing authority,
upon denial of a permit, shall state its reasons for the denial, setting forth specifically
wherein where such application is found to be deficient. No local issuing authority shall
deny or deem not accepted a permit for any reason that is not an authorized reason for
denial or nonacceptance under local, state, or federal law with which the application or
plans do not comply. Concurrently with denial or nonacceptance, the local issuing
authority shall provide to the applicant a written list of the reasons for such denial or
nonacceptance and sufficient information and documentation supporting each such reason.
Should the applicant make material additions to the resubmitted application that are
unrelated to the cited reasons for the denial or nonacceptance of the original application,
the local issuing authority shall also address such additions in reviewing the resubmitted
application. Material additions to any resubmitted application or to any application which
the local issuing authority has notified the applicant is incomplete shall be deemed new
applications subject to the review timeline provided for in subsection (c) of Code
Section 12-7-9. Any land-disturbing activity permitted under this chapter shall be carried
out in accordance with this chapter and the ordinance, resolution, or rules and regulations
adopted and promulgated pursuant to this chapter. The local issuing authority shall specify
on the permit the conditions under which the activity may be undertaken.
(b) The permit may be suspended, revoked, or modified by the local issuing authority, as
to all or any portion of the land affected by the plan, upon a finding that the holder or his
or her successor in title is not in compliance with the approved erosion and sediment
control plan or that the holder or his or her successor in title is in violation of this chapter
or any ordinance, resolution, rule, or regulation adopted or promulgated pursuant to this
chapter. A holder of a permit shall notify any successor in title to him or her as to all or
any portion of the land affected by the approved plan of the conditions contained in the
permit.
(c) An applicant aggrieved by a local issuing authority's failure to comply with any
requirement of this Code section may petition the superior court for mandamus relief, and
such petition shall receive priority on such court's docket; provided, however, that,
notwithstanding any other provisions of this chapter to the contrary, in any county in which
an airport is owned or operated either by such county or a local authority and such airport
is adjacent to 9,000 acres or more of property currently or formerly owned by a
municipality that has no incorporated territory within such county and any county adjacent
to such county, the provisions of this subsection shall not apply unless a local Act is
adopted making such provisions applicable to such county; provided, however, that the
effectiveness of such local Act shall be contingent upon such Act being approved by a
majority of the voters of such county voting in a referendum thereon."
SECTION 5.
Chapter 60 of Title 36 of the Official Code of Georgia Annotated, relating to provisions
applicable to counties and municipal corporations, is amended by adding a new Code section
to read as follows:
"36-60-34.
(a) As used in this Code section, the term:
(1) 'Building permit' means any permit, approval, or authorization issued by a county or
municipal government relating to the construction, alteration, expansion, demolition, or
substantial renovation of a structure. For purposes of this section, land disturbance
permits are included.
(2) 'Local government' means a county, municipality, or consolidated government that
issued more than 250 building permits in the preceding calendar year.
(3) 'Real time' means updated contemporaneously with, or within one business day of
any change in the status of a building permit.
(4) 'Status' means the current stage of review or action on a building permit application.
(b) Beginning January 1, 2028, each local government shall maintain a publicly accessible
website or application that provides real-time status information for all building permits for
which an application has been submitted.
(c) The website required by subsection (b) of this Code section shall, at a minimum,
display the following information for each building permit:
(1) Permit application number;
(2) Date of application submission;
(3) Property address or parcel identification number;
(4) Type of permit applied for;
(5) Current status of the permit, including, but not limited to:
(A) 'Submitted';
(B) 'Under review';
(C) 'Incomplete' or 'additional information required';
(D) 'Approved';
(E) 'Issued';
(F) 'Suspended';
(G) 'Denied'; or
(H) 'Closed';
(6) Date of the most recent status update;
(7) Any failures to meet deadlines for approval or denial set by state or local law;
(8) The statutory basis for any denials; and
(9) Identification of the reviewing department or office.
(d) The permit status information required by subsection (c) of this Code section shall be:
(1) Searchable by permit number, property address, or parcel identification number;
(2) Available to the public without charge, registration, or login; and
(3) Presented in a format that is continuously accessible and reasonably usable by the
general public.
(e) Local governments shall ensure that permit status information is accurate and updated
in real time. A local government may satisfy the requirements of this Code section by
providing a direct public link to a third-party permitting or records management system,
provided such system displays the information required by subsection (c) of this Code
section.
(f) This Code section shall not require the disclosure of:
(1) Information protected from public disclosure under state or federal law; or
(2) Personal identifying information of permit applicants beyond what is otherwise
publicly available under state law.
(g) Nothing in this Code section shall be construed to alter substantive permitting
standards, review timelines, or appeal rights otherwise provided by law."
SECTION 6.
All laws and parts of laws in conflict with this Act are repealed.
## Summaries written by Georgia Commons
The following was written by claude-sonnet-5 from the text above and is not part of the bill. Quote the text, not the summary.
A Georgia Senate bill would set firm deadlines for local governments to approve or deny building and land-disturbance permits, require refunds when they miss those deadlines, and force larger cities and counties to post real-time permit status online starting in 2028.
### Plain-language summary
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.
### What it does
- 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.
### Who it affects
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.
### Why it matters
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.
### Key provisions
- 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.
## Status
- Status: Passed (2026-05-11)
- Last action: Effective Date 2026-07-01 (2026-05-11)
- Sponsors: Clint Dixon, Shawn Still, Jason Anavitarte, Russ Goodman, Drew Echols, Carden Summers, Bill Cowsert, Larry Walker, Sam Watson, Ricky Williams, Chuck Payne, Ben Watson, Jason T. Dickerson, Frank Ginn, Victor Anderson
- Official page: https://www.legis.ga.gov/legislation/72694
> The history, votes, and amendments (1,347 characters) are at https://georgiacommons.org/bills/2025-2026/sb447.md?full=1