Recent reports show that nearly 1 in 10 U.S. renters live in substandard conditions. Whether it’s water leaks, unreliable heating or air, pest infestations or other structural deficiencies, these new revelations have captured the attention of lawmakers from coast to coast, many of whom are racing to enact new legislation to beef up tenant protections while clarifying expectations for landlords.
The case is no different here in Georgia, which recently enacted the Safe at Home Act (HB 404)—a bipartisan piece of legislation that, for the first time, establishes minimum habitability standards for rental housing across the state. As both a practicing attorney at Williams Teusink and a current member of the General Assembly who co-sponsored this law, I want to share what Georgia landlords need to know to stay compliant.
While the law has been in effect for just over a year, public awareness remains limited. That creates risks for landlords who may not realize what’s changed. So what exactly does the Act require, and how might it impact the way landlords manage their properties day to day?
Before HB 404, Georgia stood alone as the only state in the country without a formal “warrant of habitability” — a legal standard defining what it means for a rental home to be fit for habitation. Landlords could also demand excessive security deposits or move to evict tenants immediately for minor issues, leaving both parties in legal gray areas.
The Safe at Home Act creates a clear baseline of rights and responsibilities for both tenants and landlords. It ensures rental properties meet minimum standards and reduces the likelihood of costly disputes.
Key Requirements for Landlords
Here are the main provisions landlords need to know:
- Maintenance and Repairs: The law mandates rental properties must be “fit for human habitation.” If repairs and maintenance requests are not addressed in a timely manner, tenants can take legal action.
- Security Deposits: Landlords may not require security deposits greater than the equivalent of two months’ rent.
- Eviction Process: If a tenant defaults on rent, they must be given a three-day window to “cure” the default before eviction proceedings can begin.
- Heating/Air Conditioning: Landlords are now prohibited from shutting either utility off before eviction proceedings conclude.
Failing to meet these requirements may expose landlords to legal claims and financial liability.
Because HB 404 established new baseline standards rather than sweeping restrictions, it hasn’t generated the same level of publicity as more controversial legislation. As a result, many landlords may not realize the law’s requirements—or how it could affect their day-to-day operations.
Still, awareness is critical. Even unintentional noncompliance can expose landlords to claims or disputes. Understanding the Safe at Home Act helps property owners avoid unnecessary liability and maintain stronger relationships with tenants.
Practical Steps for Landlords
To stay compliant and avoid disputes, landlords should consider the following:
- Update Lease Agreements: Explicitly include habitability language in your leases confirming that essential utilities like water, electricity and heating will be provided, along with a clear process for how you will handle maintenance requests and reporting.
- Respond Promptly to Maintenance Issues: If a tenant reports a broken toilet or a water leak causing damage to living areas, address the problem quickly to avoid claims of uninhabitable conditions.
- Review Security Deposit Policies: Ensure deposits do not exceed the statutory maximum of two months.
- Revise Eviction Practices: Make sure procedures account for the three-day cure period before filing with local authorities.
While large corporate landlords often have compliance systems in place, “mom-and-pop” landlords are more likely to overlook these requirements. Taking proactive steps now will protect property interests and avoid costly disputes later.
Looking Ahead
The Safe at Home Act is just the beginning of residential housing legislation in Georgia. Lawmakers are discussing issues such as rent control for elderly tenants and the ongoing role of large corporate investors in the housing market. While these proposals are still in early stages, they signal an ongoing legislative focus on housing in 2026 and beyond.
For landlords, the Safe at Home Act represents both a compliance obligation and an opportunity. By meeting the law’s standards, property owners can reduce liability, improve tenant relations, and ensure their properties remain competitive in Georgia’s evolving rental market.
Do you have questions on how the Safe at Home Act may affect your existing leases and policies? To learn more about how we can help, click here.
Rep. Omari Crawford is a member of the Georgia House of Representatives, representing District 89.
