The biggest issue I see with self-managing landlords isn’t rent—it’s delayed maintenance. What starts as:“Let me get to it next week…” Turns into: • Tenant complaints • Lease violations • Legal exposure under habitability laws If a repair impacts health or safety, it must be addressed promptly—no matter how good the tenant relationship is. 💡 Tip:Always document: • The date reported • Your response • When it was resolved Paper trails protect you.

Hello everyone am new here

Georgia landlords—especially investors and self-managers—need to pay attention to these changes: 1️⃣ Out-of-State Owner Requirement (HB 399)Starting July 1, 2025, out-of-state owners of single-family homes or duplexes must have a Georgia-licensed local representative.👉 The goal: faster maintenance response & better tenant access. 2️⃣ “Safe at Home Act” – Habitability Is MandatoryLandlords must provide housing that is fit for human habitation from day one.✔ Working plumbing, electric, HVAC✔ No health or safety hazards✔ Repairs affecting safety must be handled promptly⚠️ Tenants can now sue for unfit housing. 3️⃣ Security Deposit Limits✔ Statewide cap: no more than 2 months’ rent✔ Some Atlanta areas may cap at 1.5 months’ rent✔ Includes total deposits (pet + security) 4️⃣ Eviction Timeline Changes✔ 3 business days’ written notice required before filing for nonpayment✔ Tenants now have 10 business days to respond (previously 7) 5️⃣ Stronger Ban on “Self-Help” Evictions✔ Lockouts, water shutoffs, AND cooling/AC shutoffs are illegal✔ Violations can result in serious penalties ✅ Quick Compliance Check - Out-of-state owner? Confirm local GA representation - Review deposit amounts - Update eviction notices - Document repairs & habitability standards 👉 Comment CHECKLIST if you want a simple GA compliance guide.

I’m Adrea, a licensed real estate broker and property manager based in Metro Atlanta. I created this community to give landlords and investors a place to get real support, ask honest questions, and stay ahead of issues like tenant management, compliance, and protecting long-term property value. This isn’t a sales group. It’s a space to learn, share experiences, and help each other manage rentals the right way. To get us started: 👉 What’s your biggest challenge as a landlord right now? I’m glad you’re here — let’s build something valuable together.