SB 448: State Income Taxes; tax credits for low income buildings; certain senior living facilities to acquire and maintain sufficient emergency and standby power systems to provide for the safety and welfare of residents at such facility; require

Georgia currently offers a state tax credit to developers of qualified low-income housing projects under O.C.G.A. § 48-7-29.6. This bill adds a new requirement for a specific type of project covered by that credit: senior living facilities designed for people 55 and older who need little or no medical assistance. Starting January 1, 2027, any such facility that gets the Georgia housing tax credit would have to install and maintain an emergency and standby power system, meaning either an on-site backup generator with enough fuel on hand or another power source approved by the Department of Community Affairs. The system must keep running for at least 96 hours, covering safe evacuation routes, emergency lighting, and temperature control. The state revenue commissioner, the Safety Fire Commissioner, and the commissioner of community affairs would jointly handle inspections and enforcement. The law would take effect as soon as the Governor signs it.

• Adds a new requirement to Georgia's low-income housing tax credit law (O.C.G.A. § 48-7-29.6) targeting senior living facilities that receive the credit.
• Defines 'senior living facility' as a multi-story building for people 55 and older needing little or no medical or personal assistance, with support services on site.
• Requires those facilities, starting January 1, 2027, to install a backup generator or approved alternate power source able to run for at least 96 hours.
• Specifies the backup power must cover safe egress, emergency lighting, and temperature control for resident safety.
• Assigns joint inspection and enforcement duties to the state revenue commissioner, the Safety Fire Commissioner, and the commissioner of community affairs.
• Takes effect immediately upon the Governor's signature or upon becoming law without the Governor's signature.

Developers and operators of senior living facilities that receive Georgia's low-income housing tax credit, residents of those facilities, and the state revenue commissioner, Safety Fire Commissioner, and commissioner of community affairs, who would share inspection and enforcement duties.

Residents of qualifying senior living facilities would gain a guaranteed source of power, lighting, and climate control for four days during outages, which can be critical for older adults' safety. Facility owners seeking the tax credit would face new equipment costs and inspection requirements.

• Section 1 adds subsection (d) to O.C.G.A. § 48-7-29.6, the state's qualified low-income building tax credit law.
• Defines 'emergency and standby power system' as an on-site generator with sufficient fuel supply, or another power source approved by the Department of Community Affairs.
• Defines 'senior living facility' by specific criteria: age 55+, ambulatory or low-assistance residents, multi-story, multiple-dwelling structure with support services.
• Requires, effective January 1, 2027, that qualifying senior living facilities receiving the housing tax credit maintain 96 hours of backup power for egress, lighting, and temperature control.
• Directs the state revenue commissioner, Safety Fire Commissioner, and commissioner of community affairs to coordinate inspection and enforcement.
• Section 2 sets the effective date as upon the Governor's approval or upon becoming law without approval.

1. 2026-02-03Senate Read and Referred (Senate)
2. 2026-02-02Senate Hopper (Senate)

• Derek Mallow (D, SD-002)Primary sponsor
• Jaha Howard (D, SD-035)
• Kim Jackson (D, SD-041)
• RaShaun Kemp (D, SD-038)
• Ed Harbison (D, SD-015)

• senior living facilities
• emergency preparedness
• housing tax credits
• state income taxes
• power outages