---
type: "Bill"
title: "Property; require certain residential landlords to have in-state staff to manage tenant communications"
description: "A BILL to be entitled an Act to amend Article 1 of Chapter 7 of Title 44 of the Official Code of Georgia Annotated, relating to landlords and tenants in general, so as to require certain residential landlords to have in-state staff to manage tenant communications related to such properties; to provide for related matters; to repeal conflicting laws; and for other purposes."
jurisdiction: "us/states/ga"
legislature: "Georgia General Assembly"
session: "2025_26"
identifier: "HB 399"
citation: "Georgia HB 399 (2025_26)"
classification: ["bill"]
subjects: ["LOCAL GOVERNMENT", "PROFESSIONS AND BUSINESSES", "PROPERTY"]
status: "enacted"
primary_sponsors: ["Joseph Gullett", "Mary Oliver", "Phil Olaleye", "Rhonda Burnough", "Shaw Blackmon", "Spencer Frye"]
version_count: 8
action_count: 24
vote_count: 3
first_action: "2025-02-11"
last_action: "2025-07-01"
source: "openstates"
source_identifier: "ocd-bill/ef9a27a1-a59e-4155-af9e-81e5f14f462d"
source_url: "http://webservices.legis.ga.gov/GGAServices/Legislation/Service.svc?wsdl"
source_hash: "1e80d04c8a6fe6b3e652eba105a57ae16abdcfacab853912360886b72c77f31b"
vintage: "2026-07-01"
source_snapshot: "https://data.openstates.org/daily/2026-07-01/public.pgdump"
retrieved_at: "2026-07-06"
confidence: "reported"
tags: ["legislation", "bill", "us-ga"]
---

# Georgia HB 399 (2025_26) — Property; require certain residential landlords to have in-state staff to manage tenant communications

A BILL to be entitled an Act to amend Article 1 of Chapter 7 of Title 44 of the Official Code of Georgia Annotated, relating to landlords and tenants in general, so as to require certain residential landlords to have in-state staff to manage tenant communications related to such properties; to provide for related matters; to repeal conflicting laws; and for other purposes.

## Version chain

The bill's text revisions, in order — the diff chain from filing to enrollment.

1. **HB 399/AP*** (committee substitute) — [source](http://www.legis.ga.gov/Legislation/20252026/239309.pdf)
2. **LC 47 3351/a** (committee substitute) — [source](http://www.legis.ga.gov/Legislation/20252026/232067.pdf)
3. **LC 47 3483S/hs** (committee substitute) — [source](http://www.legis.ga.gov/Legislation/20252026/234332.pdf)
4. **LC 47 3490S/hcs** (committee substitute) — [source](http://www.legis.ga.gov/Legislation/20252026/234876.pdf)
5. **LC 47 3490S/hs** (committee substitute) — [source](http://www.legis.ga.gov/Legislation/20252026/234570.pdf)
6. **SCSFA to HB 399** (committee substitute) — [source](http://www.legis.ga.gov/Legislation/20252026/239199.pdf)
7. **Sen Ctee sub LC 47 3645S** (committee substitute) — [source](http://www.legis.ga.gov/Legislation/20252026/236532.pdf)
8. **Sen Floor Amend 1** (committee substitute) — [source](http://www.legis.ga.gov/Legislation/20252026/238228.pdf)

## Votes

- Senate Vote #464 - 2025-2026 Regular Session — **41–9** (pass) · upper
- House Vote #447 - 2025-2026 Regular Session — **159–5** (pass) · lower
- House Vote #136 - 2025-2026 Regular Session — **163–4** (pass) · lower

## Sponsors

- Joseph Gullett — primary (person)
- Mary Oliver — primary (person)
- Phil Olaleye — primary (person)
- Rhonda Burnough — primary (person)
- Shaw Blackmon — primary (person)
- Spencer Frye — primary (person)

## Timeline

The legislative action history — every referral, reading, and vote.

- **2025-02-11** House Hopper `introduction`
- **2025-02-12** House First Readers `reading-1`
- **2025-02-13** House Second Readers `reading-2`
- **2025-02-19** House Withdrawn, Recommitted `referral-committee, withdrawal`
- **2025-02-27** House Committee Favorably Reported By Substitute `committee-passage-favorable`
- **2025-02-27** House Withdrawn, Recommitted `referral-committee, withdrawal`
- **2025-02-28** House Committee Favorably Reported By Substitute `committee-passage-favorable`
- **2025-03-03** House Third Readers `reading-3`
- **2025-03-03** House Passed/Adopted By Substitute `passage`
- **2025-03-04** Senate Read and Referred `referral-committee`
- **2025-03-20** Senate Committee Favorably Reported By Substitute `committee-passage-favorable`
- **2025-03-21** Senate Read Second Time `reading-2`
- **2025-03-31** Senate Tabled
- **2025-04-02** Senate Taken from Table
- **2025-04-02** Senate Third Read `reading-3`
- **2025-04-02** Senate Tabled
- **2025-04-04** Senate Taken from Table
- **2025-04-04** Senate Third Read `reading-3`
- **2025-04-04** Senate Passed/Adopted By Substitute `passage`
- **2025-04-04** House Agreed Senate Amend or Sub
- **2025-04-10** House Sent to Governor `executive-receipt`
- **2025-05-14** House Date Signed by Governor `executive-signature`
- **2025-05-14** Act 315 `executive-signature`
- **2025-07-01** Effective Date

## Source

OpenStates / OpenCivicData bulk snapshot [2026-07-01](https://data.openstates.org/daily/2026-07-01/public.pgdump); origin `ocd-bill/ef9a27a1-a59e-4155-af9e-81e5f14f462d`. Confidence: reported (aggregated from official Georgia legislature records).