HB1115: HB1115 End Home Poaching Act; enact

Large institutional investors have increasingly bought up single-family homes and townhouses across the country, and this bill responds by limiting how many such properties one entity can hold in Georgia. It creates a new legal category called a 'residential home poacher,' covering corporations, LLCs, trusts, and similar entities that own or control an interest in single-family homes, directly or through affiliates. Starting with the 2026 tax year, any such entity holding an interest in more than 2,000 single-family residences must report that number to the state auditor every December. Beginning January 1, 2027, it becomes illegal for these entities to hold an interest in more than 2,000 such homes. Private individuals (not government agencies) could sue violators for actual damages or $15,000 per home over the limit, plus attorney's fees. The bill takes effect immediately if signed by the Governor.

• Creates a new legal definition of 'residential home poacher' covering corporations, LLCs, trusts, and other entities that own interests in single-family homes.
• Requires large home-owning entities to report their total single-family residence holdings to the state auditor every December, starting in 2026.
• Makes it illegal, starting January 1, 2027, for these entities to own or control interests in more than 2,000 single-family residences in Georgia.
• Creates a private right to sue violators for the greater of actual damages or $15,000 per home over the 2,000-home limit, plus attorney's fees and court costs.
• Blocks government entities, including the Attorney General and district attorneys, from intervening in these private lawsuits, though they may file amicus briefs.
• Sets a four-year deadline to file suit and allows such suits to proceed as class actions.

Institutional investors, corporations, LLCs, partnerships, trusts, and similar entities that own large numbers of single-family homes or townhouses in Georgia, along with their affiliates and shareholders. It also affects homeowners, renters, and private citizens who could sue as claimants, as well as the state auditor's office.

If enacted, large companies that buy up single-family homes for rental or investment would have to shrink their Georgia holdings below 2,000 properties or face lawsuits and steep per-home penalties, which could affect how many homes are available for purchase by individual buyers versus large investors.

• Section 2 adds a new Article 8 to Chapter 3 of Title 44 of the Official Code of Georgia Annotated defining 'residential home poacher,' 'single-family residence,' and 'townhouse' (O.C.G.A. § 44-3-260).
• O.C.G.A. § 44-3-261(a) requires entities holding interests in more than 2,000 single-family residences to file a sworn annual report with the state auditor each December, starting in 2026.
• O.C.G.A. § 44-3-261(b) bans owning interests in more than 2,000 single-family residences starting January 1, 2027, treating each excess home as a separate violation carrying $15,000 in statutory damages.
• O.C.G.A. § 44-3-261(c) sets a four-year statute of limitations and allows class action lawsuits under O.C.G.A. § 9-11-23.
• O.C.G.A. § 44-3-261(d) bars government entities and officials, including the Attorney General and district attorneys, from intervening in these private lawsuits.
• O.C.G.A. § 44-3-262 creates an affirmative defense for defendants who have already paid statutory damages for the same violation in a separate case and no longer own the home in question.
• Section 3 makes the Act effective immediately upon the Governor's signature or upon becoming law without signature.

1. 2026-02-03House Second Readers (House)
2. 2026-02-02House First Readers (House)
3. 2026-01-29House Hopper (House)

• Derrick McCollum (R, HD-030)Primary sponsor
• James Burchett (R, HD-176)
• Tim Fleming (R, HD-114)
• Ron Stephens (R, HD-164)
• Chuck Efstration (R, HD-104)

• housing investors
• single-family homes
• real estate regulation
• home ownership
• landlord-tenant issues