If you own rental property in Georgia but you don't live here, I need you to read this carefully — because as of July 1, 2025, the way you manage your rental property changed by law.
Georgia House Bill 399 is now in effect. And what it says is straightforward: if you are a non-resident owner of a single-family home or duplex in Georgia, you are legally required to hire a licensed Georgia property manager. Not optional. Not a suggestion. Required.
I've been managing properties in Savannah for years, and frankly, this law is long overdue. I've seen what happens when out-of-state landlords try to manage Savannah properties remotely — tenants who can't reach anyone when the heat goes out at 11pm, maintenance issues that sit for weeks because nobody local is coordinating, lease violations that go unchecked because no one is watching. This law exists because those situations became too common, and Georgia tenants and communities deserve better.
But I'm not here to lecture — I'm here to make sure you know what this means for you and what you need to do about it.
What Exactly Does HB 399 Require?
Under Georgia HB 399, any non-resident landlord who owns single-family or duplex rental properties in Georgia must engage a Georgia-licensed real estate broker to manage those properties. The law eliminates the previous exemptions that allowed some out-of-state owners to self-manage or use unlicensed staff. Those exemptions are gone.
If your property manager also lives outside Georgia, they are required to employ at least one Georgia-based employee who handles tenant communications and property oversight. Remote management through an out-of-state company with no local presence no longer satisfies the law.
The bottom line: you need someone licensed and physically present in Georgia managing your rental property. Period.
Who Does This Apply To?
The law applies to you if:
- You own a single-family rental home or duplex in Georgia
- You do not reside in Georgia as your primary state of residence
- You have been self-managing, using an unlicensed family member, or using an out-of-state management company with no Georgia-licensed presence
If you live in Georgia and manage your own rental property, this law does not apply to you — you're exempt as an owner-occupant manager. But if you're reading this from Charlotte, Orlando, New York, or anywhere outside Georgia, you need to act.
What Are the Consequences of Non-Compliance?
Non-compliance with HB 399 can result in penalties, legal disputes with tenants, and restrictions on your ability to rent out your property in Georgia. Beyond the legal exposure, consider this: if something goes wrong at your property — a maintenance emergency, a tenant dispute, a code violation — and you have no licensed local manager, you are personally exposed in ways that a properly managed property would not be.
The law is designed to create accountability. Georgia wants someone local, licensed, and reachable responsible for every rental property in the state. That's not an unreasonable standard.
Why Savannah Specifically Is a Market Worth Protecting
Savannah has seen significant investment from out-of-state buyers over the past decade — and that's been largely positive for our market. But it has also brought a wave of absentee landlords who aren't present, aren't responsive, and frankly aren't set up to manage property in a market they don't understand from 800 miles away.
Our team at Mia Madison Properties deals with the fallout regularly — tenants who moved into a remotely managed property and had no idea who to call for maintenance, investors who bought Savannah rentals based on numbers alone without understanding neighborhood-level demand, and properties that deteriorated because nobody local was watching.
HB 399 changes that dynamic. And for out-of-state investors who want to own in Savannah the right way, it's actually an opportunity — because a great local property manager doesn't just keep you compliant, they make your investment perform better than you could from out of state.
What You Should Do Right Now
If you own Georgia rental property and don't live here, here's your immediate action list:
- Verify your current management situation — are you self-managing, using an unlicensed party, or using an out-of-state manager with no Georgia-licensed presence?
- If any of those apply, you need to engage a Georgia-licensed property management company immediately
- When evaluating property managers, ask for their Georgia real estate license number and verify it with the Georgia Real Estate Commission
- Review your current leases to ensure they reflect the management company's contact information — Georgia law requires tenants to have the name and address of their property manager
- Get a written property management agreement in place — Georgia law requires one
We're Here to Help You Comply
Mia Madison Properties is a licensed Georgia real estate brokerage based in Savannah. We manage residential and commercial properties throughout Chatham County, Bryan County, Effingham County, and the surrounding area. If you own rental property in the Savannah metro and need to come into compliance with HB 399, we can have you set up and legally compliant quickly — with no setup fees and performance-based pricing that means we only earn when you do.
Don't wait until a tenant complaint or a code violation forces the issue. Call us directly at (912) 495-7454 or request a free rental analysis and we'll get started.
H. George Meyers is the owner of Mia Madison Properties, a licensed Georgia real estate brokerage providing full-service property management in Savannah, GA and surrounding communities. This article is for informational purposes only and does not constitute legal advice. Consult a Georgia real estate attorney for guidance specific to your situation.