Georgia Community Association Laws
POA Act (O.C.G.A. 44-3-220 et seq.), Condominium Act (44-3-70 et seq.), Nonprofit Corporations (Title 14, Ch. 3), GREC CAM licensing (Rules 520-1), Georgia Fair Housing (Title 8, Art. 4). Reference hub
Georgia is a contract-first state for HOAs: many powers flow from your declaration and bylaws, with the Property Owners’ Association Act (POAA) layering in collection, voting, and meeting mechanics if a community elects into it. Condominiums sit under the Georgia Condominium Act, which is more prescriptive (lien process, notices, declarant control handoff). Managers are licensed by the Georgia Real Estate Commission (GREC) rules; there’s no state HOA ombudsman. Net effect: predictability if documents are clear; enforcement hinges on the covenants you actually adopted.
At a glance
- HOAs: POAA (44-3-220→235) is opt-in. If not adopted, covenants and case law still govern.
- Condominiums: Condominium Act (44-3-70→117)—assessments lien, meeting notices, declarant turnover.
- Corporate form: Most associations are nonprofits under Title 14, Ch. 3.
- Managers: Community Association Managers are licensed via GREC rules (Ch. 520-1).
- Fair housing: State analogue at Title 8, Art. 4 (Georgia Fair Housing Law) + federal FHA.
- Mobile home lot tenancies: General Landlord-Tenant (Title 44, Ch. 7); no Florida-style park chapter.
Primary Statutes
Property Owners’ Association Act (POAA) — O.C.G.A. 44-3-220 et seq.
Opt-in HOA framework: assessments & liens, meetings/quorum, amendments, declarant failure & owner takeover.
Georgia Condominium Act — O.C.G.A. 44-3-70 et seq.
Association governance, notices, liens/foreclosure threshold, insurance, declarant control & turnover.
Corporate Acts — Title 14 (Nonprofit & Business Corporations)
Entity authority: formation, meetings, records, directors’ duties. Most associations are nonprofits.
Nonprofit: Title 14, Ch. 3 ·
Business: Title 14 overview
Landlord–Tenant (for lot tenancies & rentals) — Title 44, Ch. 7
Security deposits, dispossessory, abandoned mobile homes, disclosures (e.g., flood history).
Popular Sections (direct links @ Georgia Code)
HOA — Property Owners’ Association Act
- 44-3-223 — Compliance with instruments & rules; fines/suspensions
- 44-3-230 — Meetings; notice
- 44-3-228 — Quorum (members & board)
- 44-3-231 — Powers & duties; legal actions
- 44-3-225 — Assessing common expenses; special assessments
- 44-3-232 — Lien for assessments; foreclosure procedures
- 44-3-232.1 — Owner takeover if declarant fails obligations
Condominium Act
- 44-3-102 — Meetings; notice (21/7-day rules); reports
- 44-3-103 — Quorums
- 44-3-109 — Lien for assessments; late charges; foreclosure threshold
- 44-3-76 — Compliance; fines/suspensions; utility shutoff limits
- 44-3-101 — Declarant control; turnover; early transfer if failures
- 44-3-111 — New-unit sale disclosures to buyers
Fair Housing (State)
Agency & Administrative Rules (Georgia)
Georgia has no DBPR-style condo/HOA division. Rules mainly cover CAM licensing & conduct and Fair Housing.
GREC — Licensure & Brokerage (520-1)
GCEO — Fair Housing Rules
Reference PDFs (official)
Community Association Managers (CAM) — Licensing
When is a CAM license required?
- Providing community association management services for compensation requires licensure under GREC rules.
- Active CAMs must affiliate with a Georgia-licensed broker/firm.
GREC Rules (CAM)
Education Manual
Reciprocity & Exam (PSI)
Typical path: 25-hour prelicense CAM course (GREC-approved), school exam, PSI state exam, affiliate with a broker; CE required for renewals.
Useful GREC materials
Governing Documents & Overlays
- Core docs: Declaration/CC&Rs (or Condo Declaration), Bylaws, Articles, Recorded plats, Board rules/resolutions.
- POAA adoption matters: Communities must affirmatively elect into POAA to use its lien and meeting machinery; otherwise common-law covenants apply.
- Federal/state overlays: Fair Housing Act (federal) & Georgia Fair Housing (Title 8, Art. 4); ADA where applicable; FCC OTARD; debt-collection laws.
- Corporate overlay: Nonprofit code (Title 14, Ch. 3) governs records, directors’ duties, meetings.
Regulators & Help
Georgia Real Estate Commission (GREC)
- Scope: Licenses CAMs/firms; enforces license law & rules.
- Address: 229 Peachtree St NE, International Tower, Suite 1000, Atlanta, GA 30303
- Phone: (404) 656-3916
- Docs: Forms & trust accounts
Georgia Commission on Equal Opportunity (GCEO)
- Scope: Administers Georgia Fair Housing Law & rules.
- Fair Housing help: (800) 473-OPEN · (404) 656-1736
- Info: Fair Housing brochure
Disclaimer
This page is a general reference, not legal advice. Statutes and rules change; always verify on the official Georgia sites and consult counsel for your situation.
Last updated: September 9, 2025