SB447: SB447 Control of Soil Erosion and Sedimentation; denial or nonacceptance of permits; revise provisions

Georgia developers and property owners who apply for building or soil erosion permits often face long waits and unclear reasons when applications are denied. This bill changes several parts of Georgia law to address that. It revises the rules for private inspectors' reports under the state building code, adjusts definitions and deadlines in the state's soil erosion and sedimentation control law (O.C.G.A. Chapter 12-7), and requires local issuing authorities to give applicants written, specific reasons when a permit is denied or not accepted, within set time limits. If a local authority misses its deadline, it must refund the applicant's fees, and applicants can ask a superior court for a mandamus order to force compliance. The bill also creates a new requirement, starting January 1, 2028, for larger counties and cities (those issuing more than 250 building permits a year) to post real-time permit status information online, free and searchable by the public.

• Requires local governments to accept a private inspector's building inspection report unless they flag deficiencies in writing within two business days, or the inspection is automatically approved.
• Sets clearer deadlines for soil erosion and sedimentation permits: local authorities must issue or deny permits within 45 days of filing, or within 20 days (first resubmission) or 14 days (later resubmissions) after an applicant fixes problems.
• Requires local issuing authorities to refund all permit fees if they miss the deadline to approve or deny a soil erosion permit.
• Allows an applicant to petition a superior court for a mandamus order (a court order forcing an official to act) if a local authority fails to follow the permit review rules.
• Requires local issuing authorities to give applicants a written, specific list of reasons for denying or rejecting a permit, along with supporting documentation.
• Requires counties and cities that issue more than 250 building permits a year to post real-time, searchable permit status information online for free, starting January 1, 2028.

The bill affects private building inspectors and the local governments that rely on their reports, applicants for soil erosion and land-disturbance permits, and county and municipal governments that issue building permits, especially larger ones that will need to build public permit-tracking websites.

Property owners, builders, and developers dealing with permit delays would get firmer deadlines, written explanations for denials, fee refunds for missed deadlines, and a court remedy if local officials stall. Larger local governments would face new administrative work to build and maintain public online permit-tracking systems.

• Section 1 revises O.C.G.A. § 8-2-26 so a local government must accept a private inspector's report unless it notifies the inspector of specific deficiencies within two business days, otherwise the inspection is deemed approved.
• Section 2 amends definitions in O.C.G.A. § 12-7-3, adding terms like 'completed application,' 'material addition,' and 'operator' used in the soil erosion permitting process.
• Section 3 rewrites O.C.G.A. § 12-7-9 to require local issuing authorities to state clear, unambiguous approval criteria and to issue or deny permits within 45 days, with shortened deadlines of 20 or 14 days for resubmitted applications.
• Section 4 revises O.C.G.A. § 12-7-11 to require a refund of all fees if a permit deadline is missed, a detailed written list of denial reasons, and the right to seek a mandamus order in superior court for noncompliance.
• Section 5 adds new O.C.G.A. § 36-60-34, requiring counties and municipalities issuing more than 250 building permits a year to maintain a free, searchable, real-time online permit status system starting January 1, 2028.
• Section 5 also specifies the minimum information the online system must show, including application number, address, permit type, current status, and statutory basis for any denial.
• Section 6 repeals any conflicting laws.

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 regulations
• construction permitting
• property development