2026-09-10 · Georgia · Regulation · Reported — unconfirmed

What we found. Georgia is about to hand its Secretary of State an entirely new regulatory franchise over 11,300-odd community associations. It will start with no institutional guidance of any kind, from any Georgia agency, because none exists.

We read the published indexes. Here is what is in them.

The Attorney General: nothing, ever

Georgia's Attorney General publishes two opinion series. We read both indexes in full.¹

The Official Opinions index runs 2026-1 and 2026-2; 2024-1 through 2024-3; 2023-1; 2021-1; 2020-1 through 2020-4; 2019-1 through 2019-3, and earlier years. No opinion in the index addresses homeowners associations, condominiums, property owners' associations, community association managers, or the Real Estate Commission's manager licensing. The subjects are GCIC fingerprint updates, election-code powers, O.C.G.A. § 45-10-4, animal-protection preemption, motor-vehicle removal rates, and the Servicemembers Civil Relief Act's treatment of professional licences.

Note also that the index shows no official opinion numbered 2025-anything; the sequence runs from 2024-3 to 2026-1.

The Unofficial Opinions index is similarly bare: U2026-1 on the Supreme Court's authority to employ POST-certified officers, U2024-1 on earned wage access, then nothing between 2018 and 2024. No unofficial opinion touches community associations either.

Why that is structural, not accidental

Under Georgia practice, Official Opinions go only to the Governor and the heads of executive departments. An HOA-law question therefore reaches the Attorney General only if a state agency asks.

Until now, no Georgia state agency had jurisdiction to ask. That changes on 1 January 2027.

The Insurance Commissioner: not one property bulletin

Georgia condominium associations are in the middle of a documented master-policy cost crisis. The state's insurance regulator has issued nothing to them in bulletin form.

We read the full bulletins index. Every bulletin in the window is health-insurance or tax-credit administration:²

• 26-EX-1 — 1332 Waiver Reinsurance Program Extension Application Public Notice
• 26-EX-2 — Tax Credits for Contributions to Foster Child Support Organizations
• 25-EX-1 — Arbitration Panel Executive Order
• 25-EX-2 — City of Columbus v. Kennedy and Re-Filing of 2026 Rates
• 25-EX-3 — Implementation of New Compliance Review Program
• 25-EX-4 — Fostering Success Act Tax Credit Program
• 25-EX-5 — Documentation Requirements for Georgia Housing Tax Credits
• 25-EX-6 — Step Therapy Prohibited for Stage-Four Metastatic Cancer
• 25-EX-7 — Mandated Coverage of Biomarker Testing

None addresses property insurance, homeowners rates, condominium master policies, HO-6 coverage, wind or hail deductibles, or association fidelity or directors' and officers' cover.

One caution for anyone citing these: 25-EX-2 reads like a property rate order from its title and is being miscited that way. It is a health-plan actuarial-value re-filing directive tied to federal litigation.

1. Official Opinions index — Georgia Attorney General ↩
2. Bulletins index — Georgia Office of Insurance and Safety Fire Commissioner ↩
3. Real Estate Legislation and rule changes — Georgia Real Estate Commission ↩
4. Senate Bill 406, as passed (26 LC 49 2879S) — signed copy, Office of the Governor ↩
5. Unofficial Opinions index — Georgia Attorney General ↩