HB1251: HB1251 Right to Information for Homeowners Act; enact

Right now, homeowners in Georgia community associations, such as homeowners' associations and condominium associations, do not have a clear legal right under this chapter to see the association's financial records, insurance policies, or contracts. This bill, called the 'Right to Information for Homeowners Act,' would create that right by adding a new article to Georgia's law on specialized land transactions (O.C.G.A. Title 44, Chapter 3). Associations would have to give unit owners access to 'critical documents' like insurance policies, bank statements, budgets, meeting minutes, and contracts within 14 days of a request, and keep those records in a secure online database. They would have to publish an annual report on finances and insurance, get an independent audit every two years, and hand over bank statements and insurance policies on request. Owners who are harmed by violations could sue for damages, including punitive damages, and associations could be fined up to $500 per violation. The law would take effect as soon as the Governor signs it and would apply to violations happening on or after that date.

• Requires community associations (homeowners', condominium, and property owners' associations) to give unit owners access to critical documents like insurance policies, bank statements, budgets, and contracts within 14 days of a request.
• Requires associations to keep critical documents in a secure online database that unit owners can access.
• Requires associations to publish an annual report covering insurance, financial health and reserves, and outstanding debts, and send it to owners each year.
• Requires an independent financial audit at least once every two years, with results shared with owners within 30 days.
• Requires associations to keep bank records for at least seven years and notify owners of material insurance coverage changes within seven days.
• Creates a legal right for unit owners to sue for damages, including punitive damages, and lets courts fine associations up to $500 per violation and award attorney's fees.

The bill affects unit owners in Georgia homeowners' associations, condominium associations, and property owners' associations, as well as the associations themselves and their boards of directors, which would face new recordkeeping, disclosure, audit, and reporting duties enforceable in court.

Homeowners who currently struggle to get financial or governing records from their community association would gain a clear right to see them, along with audited finances and a way to sue and collect damages, fines, or attorney's fees if the association does not comply.

• Section 1 gives the bill the short title 'Right to Information for Homeowners Act.'
• Section 2 adds a new Article 8 to Chapter 3 of Title 44, defining terms like 'community association,' 'critical documents,' and 'unit owner' (O.C.G.A. § 44-3-300).
• O.C.G.A. § 44-3-301 requires associations to give owners access to critical documents within 14 days and maintain a secure online database of those records.
• O.C.G.A. § 44-3-302 requires an annual report covering insurance, financial health, and debts, sent to owners each year.
• O.C.G.A. § 44-3-303 requires an independent audit at least every two years, with results available to owners within 30 days.
• O.C.G.A. § 44-3-304 and § 44-3-305 require unredacted bank statements and insurance policies on request, seven-year bank record retention, and notice of coverage changes within seven days.
• O.C.G.A. § 44-3-306 creates a civil cause of action for damages, including punitive damages, sets fines up to $500 per violation, and allows attorney's fee awards.
• Section 3 makes the Act effective immediately upon the Governor's signature or becoming law without signature, applying to violations from that date forward.

1. 2026-02-11House Second Readers (House)
2. 2026-02-10House First Readers (House)
3. 2026-02-09House Hopper (House)

• Viola Davis (D, HD-087)Primary sponsor
• Sandra Scott (D, HD-076)
• Kim Schofield (D, HD-063)
• Akbar Ali (D, HD-106)
• Rhonda Taylor (D, HD-092)

• homeowners' associations
• condominium associations
• property owners' rights
• records disclosure
• community association audits