HOA Software for Georgia Boards

Georgia HOAs now answer to SB 406, the Property Owners’ Bill of Rights Act, layered on top of the opt-in Georgia Property Owners’ Association Act. The Good HOA gives self-managed GA boards the dues ledger, violation records, and long-term financial archive the new law assumes — 100% free for your HOA.

What Georgia HOA boards need to comply with

Property Owners’ Bill of Rights Act (SB 406) (Ga. SB 406 (2026) · POAA, O.C.G.A. § 44-3-220 et seq.). SB 406 was signed May 12, 2026 and sits on top of the opt-in Georgia Property Owners Association Act. It adds annual state registration, itemized attorney fees subject to court review, a higher foreclosure threshold, a state complaint process, and a 10-year record-retention duty — most of it effective January 1, 2027.

Register with the Georgia Secretary of State before January 1, 2027, and renew every year.
Keep financial records — dues, assessments, fines, fees, and liens — for at least 10 years.
Make sure any attorney fees passed through to an owner are itemized.
Count only unpaid assessments, not fines or late fees, toward the foreclosure threshold.

What Property Owners’ Bill of Rights Act (SB 406) covers

Who SB 406 covers

Georgia’s Property Owners Association Act (O.C.G.A. §44-3-220 et seq.) applies only to communities that opted in, and condominiums answer to the Georgia Condominium Act. SB 406 sets mandatory baseline rules for associations whether or not they ever adopted the POAA.

Registration with the Secretary of State

From January 1, 2027, no one may operate a homeowners association in Georgia unless it is registered with the Secretary of State. Registrations expire every December 31, and an unregistered association cannot collect fines or fees, file liens, or start a foreclosure.

Attorney fees

For actions filed on or after July 1, 2026, attorney fees charged to an owner in a collection or enforcement matter must be itemized and are subject to court review for reasonableness.

Foreclosure threshold

From January 1, 2027, the unpaid balance needed to foreclose rises to $4,000, and only unpaid assessments count toward it — fines, late fees, and attorney fees do not.

Records and complaints

Associations keep records of dues, assessments, fines, fees, liens, and foreclosures for at least 10 years. Owners can file a written complaint with a Secretary of State hearing officer within 180 days of the conduct, which pauses collection of the related fines or fees while it is heard.

This is general information, not legal advice. Self-managed boards should review the statute and their governing documents with counsel before making compliance decisions.

How The Good HOA helps Georgia boards

Dues, late fees, and fines on separate ledger lines, so assessments are always distinguishable from everything else.
Violation records that keep the notice, the cure deadline, photos, the owner’s response, and the hearing outcome together — the file a hearing officer asks for.
A 10-year audit trail and record retention, surviving any change of board officers.
Installment plans and late fees applied on schedule, so a small delinquency is handled before it grows.
Ledger and records exports on the Reports page when an owner or the state asks for them.

In-depth guides

Georgia HOA laws (SB 406): what boards must do — The deadlines, what changes for registration, fines, liens, foreclosure, attorney fees, and records, and a checklist for each date.