The reintroduction shortlist

Because Georgia's biennium reset wiped the board on 2 April 2026, every unpassed bill must be refiled with a new number. These are the concrete candidates, in rough order of plausibility:²

• SB 230 — the condominium insurance deductible cap. The strongest candidate: it already passed the Senate on 4 March 2026 and was favourably reported by House Insurance on 20 March, dying only for want of a floor vote. The market pressure behind it has not eased.
• HB 1221 and HB 1222 — written notice of sums due, and statements of account. Both were favourably reported by substantive committees in February 2026 and never called.
• SB 393 — four hours of board training at state expense. Tabled on Crossover Day without a hearing. The argument for it is far stronger now that volunteer boards face a registration, a ten-year records duty and a statutory payment waterfall.
• HB 1035 — abolishing association foreclosure. Favourably reported 26 February 2026, then never calendared in Rules. Its six sponsors included two Republicans.
• HB 389 — solar access. Shelved in March 2025 “until next year for further work,” and next year never took it up.
• HB 62 — board elections, one vote per lot, minimum board size, contested-election process. Never left committee, and its subject is the clearest remaining gap in the enacted law.

The bill nobody has announced, and the one most likely to be needed

A technical-corrections bill for Act 715. We are labelling this structurally likely, not expected — no legislator has proposed one — but the drafting problems are real, checkable from the enacted text, and each has a constituency that will notice in the first quarter of 2027.

• The registration opt-out. Section 43-17A-2(a)(2)(B) lets an association elect not to register “or otherwise to comply with this chapter,” and § 43-17A-1(6) then excludes nonregistered associations from the defined term the whole chapter runs on. What an elective non-registrant actually forfeits — and in particular whether it keeps lien and foreclosure rights — is unresolved on the face of the statute.
• The arbitration that is not there. The Act's caption promises “binding arbitration.” The phrase appears once, in the caption, and nowhere in the operative text.
• The Section 7 cross-reference. Section 7 opens “Said Code section is further amended” when the preceding section amended § 44-3-235 — which runs only to subsection (c), while the new subsections are lettered (f) and (g). They fit § 44-3-232's existing (a) through (e) exactly.
• The condominium gap. Sections 3 to 7 all amend the Property Owners' Association Act, and § 44-3-235(b) excludes Condominium Act associations from it. Georgia condominiums get the registry and none of the collection relief.
• The records circularity. Section 43-17A-7(1) gives owners a right to bank statements for the past three years, while making the right “in compliance with… the governing documents.”

The implementation risk that is not a drafting problem

Section 43-17A-9 directs the Secretary of State to “adopt such policies, rules, regulations, and procedures as are necessary to implement this chapter.” It carries no deadline.³

As of the Georgia Rules and Regulations site's stated currency date of 2 September 2026, no proposed rule under Chapter 43-17A had been filed. The registration form, the filing portal and the deadline for existing associations to make a first filing all live inside rules that do not exist, for a chapter covering roughly 11,300 associations and 2.5 million residents.

Georgia rulemaking runs through the Administrative Procedure Act, which requires published notice and a comment period. Working back from 1 January, a package not noticed by early autumn is not final on the effective date.

Who will be running it

Not the office that has been building it. Brad Raffensperger is not seeking re-election as Secretary of State; Georgia elects a successor on 3 November 2026, and that person takes office in January — the same month the chapter takes effect, with a complaint desk that opens on day one carrying a 180-day lookback.

The Senate is also losing seniority from exactly the committees where HOA bills live. Seven senators are departing for higher office, including a long-serving Judiciary figure. SB 406 went to Senate Judiciary and passed in seven weeks; its predecessor SB 361 went to Senate Rules and sat for a year without a hearing. In 2027 that referral decision will be the earliest reliable signal of whether a bill is meant to move.

What both sides are saying

Neither has published a 2027 agenda.

The industry lost badly — 1,178 advocates, 16,560 emails, a Capitol Day, a paid media campaign and a veto request, against a 155-10 House vote. CAI's Georgia chapter materials now say the “offseason is when the real groundwork gets laid,” listing stakeholder engagement, coalition building and member mobilisation. No bill named.

The homeowner side has gone quiet since the win. The HOA Alliance called SB 406 “a major victory,” and The WATCH Project's Georgia bill tracker was last updated in February 2026.

What to watch next

In order: a notice of proposed rulemaking from the Secretary of State — the gating document for every Georgia association; pre-filings from 15 November; and the committee to which any 2027 HOA bill is referred. Those three, in that sequence, will tell you more about Georgia community-association law in 2027 than anything anyone says between now and then.