Georgia Lawmakers Revisit HOA Oversight After Residents Demand Accountability

Georgia legislators are reconsidering how the state regulates homeowners associations and rent control following a packed hearing where residents described their frustration with limited recourse against HOA boards.

The Senate Urban Affairs Committee convened Wednesday to hear testimony on three previously stalled bills — Senate Bills 106, 107, and 108 — aimed at rent regulation, HOA accountability, and property owner association standards. Committee chair Donzella James (D-Atlanta) said more oversight is overdue.

“More people are hurting because we have no regulations on homes. We have people who, have these predatory HOAs who are doing so much damage,” James said. “We have good HOAs… but the good guys are not enough.”

Dozens of homeowners, condo owners, and renters recounted disputes with boards they say ignore bylaws and exploit residents. Several described how lawsuits are often the only option, even though Georgia law allows HOAs to shift legal costs back onto homeowners.

“If we don’t have enforcement, the only recourse you have is to sue… and you’re suing yourself,” one homeowner told lawmakers. “I don’t have $4,000, but I have a house and I’d like to keep it.”

Under current law, HOAs in Georgia function without state, county, or municipal oversight, leaving disputes to the courts. The proposed bills would change that framework:

• SB 106 would repeal Georgia’s rent control ban.
• SB 107 would require annual HOA registration, fees, and monitored elections, while codifying rules often only found in private bylaws.
• SB 108 would mandate alternative dispute resolution before an HOA can place a lien for unpaid dues and would make such liens subordinate to medical debt.

Lawmakers on both the Senate and House sides voiced support for stronger protections. Sen. Sheikh Rahman (D-Lawrenceville) cited ongoing investigations into HOA practices, saying, “This is crazy; it’s insane. For the record, this committee [is] not going to tolerate this kind of nonsense.”

Reps. Viola Davis (D-Stone Mountain) and Kim Schofield (D-Atlanta), who have advocated for reform in the House, attended the hearing and pressed residents for details on their experiences.

The debate follows a separate Senate Rules Committee hearing Tuesday on SB 361. This would give the Secretary of State authority to oversee HOAs — another sign lawmakers may be preparing a broader push on community association regulation in 2026.