If your landlord lives out of state, Georgia lawmakers just handed renters the upper hand. Thanks to House Bill 399 (HB 399), out-of-state property owners are now legally required to designate a Georgia-based contact person — someone who can respond quickly when emergencies strike. Because let’s be honest: when a pipe bursts at 2 AM, the last thing you need is to play phone tag across time zones.

HB 399 makes it crystal clear: if you don’t live in Georgia but you own rental property here, you still need boots on the ground. Landlords must provide tenants with the name and contact information of a local representative who can handle repairs, complaints, and urgent issues — and that information must be kept up to date and in writing. In short, the days of ghosting tenants from another state are over. Georgia is putting accountability and renter safety front and center. Atlanta Attorney at The Perazzo Law Firm.

What HB 399 Actually Says

Georgia’s HB 399 makes it clear: If you’re a landlord who doesn’t live in Georgia, you still need to have boots on the ground. That means:

You must list a local contact — someone who lives in Georgia and can handle emergencies, complaints, and repairs.
This info must be given to the tenant in writing — and kept up to date.
No more ghosting renters when things go wrong.

Why This Matters to Renters in Georgia

Who This Law Affects The passing of HB 399 doesn’t just sit quietly on the books — it actively reshapes the responsibilities and protections in Georgia’s rental market. Let’s face it: when the AC dies in July in Atlanta, or a broken lock puts your safety at risk, waiting for someone to “get back to you next week” isn’t good enough. This law was passed to stop landlords from disappearing into the night when their tenants need real help — not excuses. It’s about accountability. It’s about making sure Georgia renters aren’t left in limbo while a landlord sits comfortably in another state. Here’s a closer look at who this law impacts most:

Renters in Georgia with Landlords Who Live Out-of-State – If you’re renting a home or apartment in Georgia and your landlord lives in another state, you’re directly protected by this law. HB 399 ensures that you’re not left in the lurch when a pipe bursts, the power fails, or a serious issue needs immediate attention. No more waiting days for callbacks or relying on distant owners who may not understand local urgency — you’re now legally entitled to have a Georgia-based contact who can act fast.
Out-of-State Landlords Who Own Property in Georgia – Landlords who don’t live in Georgia but still collect rent here can no longer manage their properties from afar with no accountability. Under HB 399, they’re legally required to name a local representative who can handle emergencies and respond to tenant concerns. This law places clear legal obligations on nonresident property owners to stay involved and ensure their properties are safe, habitable, and properly managed — or face legal consequences.
Property Managers Acting on a Landlord’s Behalf – If you’re a property manager, real estate agent, or contractor serving as the “go-to” person for a nonresident landlord, HB 399 puts your role in the spotlight. You’re not just handling repairs — you may now be the legally designated emergency contact, with obligations to respond swiftly and responsibly. Failure to do so could expose you or the landlord to liability if a tenant suffers harm from delayed action or neglect.

In short, HB 399 creates accountability across the board — and ensures Georgia renters aren’t left waiting for help that may never come. If your landlord hasn’t complied with this new law, or if you’ve been harmed because no local contact was available when it mattered most, the Perazzo Law Firm is ready to help. If you’re renting in Georgia and your landlord hasn’t given you a local contact, it’s time to ask questions. And if you’re a landlord? Consider this your wake-up call.

Landlord Responsibilities in Georgia

In Georgia, landlords have a legal duty to keep rental properties safe, livable, and in good repair. This isn’t just good practice — it’s the law.

Here’s what landlords are required to do:

Provide a Habitable Living Space

Landlords must ensure that the property meets basic health and safety standards. This includes:

Working Plumbing, Electricity, and Heating – Faulty plumbing can cause leaks that lead to slip-and-fall accidents, while exposed wiring or broken outlets can spark fires or electrical shocks — all of which could leave a tenant seriously injured. You can’t rent out a unit that’s falling apart or dangerous. If it’s not fit to live in, the landlord has to fix it — period.
Safe Floors, Walls, and Roofs – Uneven floors, loose tiles, or collapsing ceilings are a recipe for trip hazards and falling debris injuries — putting tenants at risk even during routine daily activities.
Functioning Locks and Windows – Broken locks or jammed windows can invite break-ins or leave tenants trapped during an emergency like a fire — both scenarios often lead to injuries or worse.
Pest-Free Environments – Infestations of rats, cockroaches, or bedbugs aren’t just unsanitary — they can cause bites, allergic reactions, or illness, especially in children or seniors.

Make Timely Repairs

When something breaks and puts a tenant’s health or safety at risk, Georgia law says landlords can’t just sit on their hands — they’re legally required to fix the problem within a reasonable timeframe once they’ve been notified. Think of it this way:

A leaking pipe isn’t just an inconvenience — it can cause slippery floors, structural water damage, and even black mold, which can trigger serious respiratory issues.
A broken heater in the winter can lead to hypothermia or aggravate chronic health conditions, especially for elderly or disabled tenants.
A mold infestation in walls or ceilings can silently cause allergic reactions, asthma attacks, or infections, particularly in children.
Broken stairs or railings left unrepaired can result in falls and fractures, turning a small maintenance issue into a full-blown injury claim.

Delays don’t just cost time — they create unsafe environments, and in many cases, landlords can be held liable for resulting injuries.

If you’ve suffered due to a landlord’s failure to make necessary repairs, the Perazzo Law Firm in Atlanta is here to protect your rights and help you pursue compensation.

Respect the Tenant’s Privacy

Just because a landlord holds the deed doesn’t mean they can treat your home like a revolving door. In Georgia, tenants have the legal right to quiet enjoyment of their space — and that includes freedom from surprise visits, unwarranted entries, or intimidation. Unless it’s a genuine emergency (like a fire or gas leak), landlords are expected to give at least 24 hours’ notice before entering the unit. This isn’t just a courtesy — it’s a legal and ethical obligation.

When a landlord enters without permission, it’s more than a boundary violation — it can lead to serious consequences:

Mental and emotional trauma, especially for tenants with PTSD, anxiety, or a history of abuse
Burglary or stolen property, if unannounced entry results in doors left unlocked or security breaches
Violation of privacy, such as walking in while someone is undressed, sleeping, or with children — situations that can result in legal claims for invasion of privacy or emotional distress

Repeated unauthorized entries can create an environment of fear, stress, and mistrust, which no one should have to live with — especially in a place they call home. If your landlord has violated your privacy and it’s impacted your safety, mental health, or property, you may have a valid personal injury or tenant rights claim.

Follow the Lease and the Law

Signing a lease isn’t just a formality — it’s a binding legal agreement. Once it’s signed, both the tenant and the landlord are expected to follow the terms. But in Georgia, landlords carry additional legal duties that go beyond the paperwork. That means a landlord cannot change the rules mid-game — they must honor the original lease agreement, follow Georgia’s landlord-tenant laws, and act in good faith throughout the tenancy. For example:

Raising rent? They must give proper legal notice, typically 60 days for month-to-month tenants — not just a text saying “Rent’s going up next month.”
Eviction? It can’t be sudden or done without court approval. Lockouts, utility shutoffs, or intimidation tactics are considered illegal “self-help” evictions and may expose the landlord to legal action.
Security deposits? Georgia law gives landlords one month to return it after move-out — or to provide a detailed list of damages. If they fail to do so, tenants may sue for double the amount withheld.

Failure to Follow the Lease and the Law Doesn’t Just Break Trust — It Causes Real Harm

Landlord Liability and Negligence

When a landlord ignores the lease agreement or bypasses Georgia law, the damage goes far beyond a simple contract dispute. For many tenants, it can feel like the ground has been ripped out from under them — and the consequences can be life-altering.

Wrongful Displacement Can Lead to a Chain Reaction of Crises – When tenants are forced out without proper notice or legal process, they may have nowhere else to go. This can lead to sudden homelessness, couch surfing with friends, or resorting to unsafe temporary housing. The emotional toll of this kind of upheaval — especially on children — often results in anxiety, depression, and trauma, while missed days of work or school only compound the pressure. What starts as an illegal eviction can quickly spiral into a mental health and financial emergency.
Improper Evictions Can Turn Dangerous, Fast Landlords who try to “take matters into their own hands” — by changing the locks, shutting off utilities, or showing up to intimidate tenants — are playing with fire. These situations often escalate into heated arguments, harassment claims, or even physical altercations. Without a court order, these self-help eviction tactics aren’t just illegal — they’re reckless and could expose the landlord to civil liability or even criminal charges.
Withheld Security Deposits Can Trigger Financial Crisis For many families, the security deposit from one rental is the only way to secure the next. When that money is withheld unfairly or never returned, it can leave tenants struggling to find new housing, forced to live in substandard conditions, or taking on high-interest debt just to move. It becomes a domino effect of late fees, instability, and housing insecurity — all caused by a landlord’s failure to follow the rules.

At The Perazzo Law Firm, we don’t just see these as landlord-tenant disputes — we see them as real-life emergencies affecting real people. If you’ve been harmed by an unlawful eviction, financial exploitation, or a violation of your tenant rights, our Atlanta-based attorneys are ready to help.

When landlords act above the law, tenants have every right to fight back. At The Perazzo Law Firm, our Atlanta attorneys stand up for renters who’ve been mistreated, misled, or illegally pushed out of their homes.

Tenant Rights Under Georgia Law

Renters in Georgia have legal rights, even if those rights aren’t always well-known. If your landlord is cutting corners, ignoring problems, or overstepping boundaries — you may have grounds to take legal action. Here are some of your key rights:

Right to a Livable Home – You have a right to live in a safe, sanitary, and structurally sound home. If your landlord refuses to make serious repairs, you can report them or even withhold rent under specific circumstances.
Right to Fair Use of Your Security Deposit- Landlords must return your security deposit within one month of you moving out — minus any valid deductions. If they don’t, or if they make false claims, you may sue for double the amount.
Right to Proper Eviction Process- Your landlord can’t just lock you out or shut off utilities to force you to leave. That’s called a “self-help eviction” — and it’s illegal in Georgia. They must go through the court system and follow proper legal procedures.
Right to Know Who’s in Charge- As of HB 399, out-of-state landlords must now provide a Georgia-based contact person to handle emergencies. If they fail to do this, it may be a violation of your tenant rights.

What Happens If a Landlord Ignores HB 399?

If a landlord drops the ball and doesn’t follow HB 399, they could face serious legal consequences — especially if a renter is injured or suffers damages because no one was around to fix an urgent issue.

At the Perazzo Law Firm, our experienced Atlanta attorneys have your back. Whether it’s fighting for tenant rights or holding negligent landlords accountable, we don’t believe in letting injustice slip through the cracks.

Call Now – Don’t Wait Until It’s Too Late

If your landlord’s playing hard to reach — or if you’ve been left hanging in an emergency — don’t wait.
Call the Georgia personal injury lawyers in Atlanta at the Perazzo Law Firm and get the legal help you deserve.

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