Georgia property management laws: A 2025 guide

What is Georgia property management?

Georgia property management is the professional oversight of residential, commercial, or mixed-use properties in the state. It often includes services such as collecting rent, maintaining common areas, enforcing HOA rules, managing resident communications, and supporting board members. In Georgia, property management companies like FirstService Residential typically specialize in homeowners associations (HOAs), condominiums, luxury high-rises, and master-planned communities.

Property managers are often hired by association boards or building owners to simplify daily operations, protect the value of the property, and serve as a bridge between residents and the board/owner. These services are regulated by Georgia property management laws, which define what property managers can and cannot do, who must be licensed, and how managers interact with residents and boards.

This article is not intended to and does not constitute legal advice or create an attorney-client relationship. Board members should consult their association’s attorney to discuss the legal implications of their decisions or actions prior to proceeding.
 

Georgia property manager licensing requirements

In Georgia, property managers are typically required to hold a Salesperson, Associate Broker, or Broker license and work under the supervision of a qualifying broker, especially when dealing with leasing, rent collection, or trust accounts.

Those managing a homeowners association or condominium generally need a Community Association Manager (CAM) license, particularly if the person is responsible for creating annual budgets for an association, collecting dues, enforcing rules, or coordinating with vendors. This license also requires supervision by a broker.

Full-time employees of a property owner or community association who manage only that owner’s property may be exempt from licensure requirements. While unlicensed support staff can assist with certain administrative tasks, their responsibilities must stay within clearly defined limits.
 

How to get a Salesperson license in Georgia

To start your career as a property manager under a supervising broker, most professionals earn the Salesperson license first. To qualify, applicants must:

• Be at least 18 years old
   
• Hold a high school diploma or equivalent
   
• Complete 75 hours of approved pre-license education, or qualify with approved college-level real estate course credits
   
• Pass the licensing exam
   
• Finish the 25-hour post-license course within one year
   
• Pass a criminal background check

How to get an Associate Broker license in Georgia

To qualify for an Associate Broker license in Georgia, applicants must:

• Be at least 21 years old
   
• Hold a high school diploma or equivalent
   
• Complete 60 hours of approved broker education, or qualify with approved college-level real estate course credits
   
• Have at least three years of active experience as a licensed salesperson within the last five years
   
• Pass the licensing exam
   
• Pass a background check

How to get a CAM license in Georgia

To qualify for a CAM license in Georgia, you’ll need to:

• Be at least 18 years old
   
• Hold a high school diploma or equivalent
   
• Complete 25 hours of pre-license education specific to community association management, or qualify through approved college-level community management course credits
   
• Pass the licensing exam
   
• Pass a background check

Georgia tenant eviction laws

Georgia landlords may have the authority to evict tenants for specific reasons such as nonpayment of rent, lease violations, or illegal activity, but the process must follow eviction procedures under Georgia landlord-tenant laws.

In cases involving nonpayment, Georgia law now requires landlords to provide a written three-business-day notice to pay the amount due or vacate the property for leases entered into or renewed on or after July 1, 2024.

If the tenant does not leave, the landlord can file a complaint in state, superior, or magistrate court. If the court sides with the landlord, a writ of possession may be issued, and the sheriff will oversee the tenant’s removal after a mandatory seven-day period.

It is illegal for landlords or property managers to take matters into their own hands. Actions like changing locks or shutting off utilities without a court order are typically considered unlawful and can lead to legal consequences.

Given the risks involved, managers should document lease violations and communicate clearly with tenants to avoid disputes and delays. Always consult qualified legal counsel for specific advice on tenant eviction laws.
 

Common Georgia HOA laws

Georgia homeowners associations are governed by a mix of state law and governing documents adopted by each community. Key laws that affect HOAs in Georgia include:

• Georgia Property Owners’ Association Act (POAA): Offers communities a framework for collecting assessments, enforcing rules, and placing liens when formally adopted in a community's governing documents. If not formally adopted, Georgia common law applies to community associations.
   
• Georgia Condominium Act: Governs condominiums in Georgia. It outlines the rights, duties and responsibilities of condominium associations and unit owners. Unlike the POAA, the Georgia Condominium Act does not need to be formally adopted to apply.
   
• Georgia Nonprofit Corporation Code: Applies to incorporated HOAs and defines board member responsibilities, voting rights, and recordkeeping.
   
• The Georgia Fair Housing Act and the Federal Fair Housing Act: Prohibit housing discrimination based on protected classes such as race, religion, sex, disability, and familial status. HOA boards in Georgia must follow these guidelines when enforcing rules, reviewing requests, or communicating with residents.

Georgia HOA rules and regulations

Many of the rules that shape daily life in an HOA community are set by the association itself. While Georgia property management laws provide the legal framework, each HOA’s governing documents (including CC&Rs, bylaws, and rules and regulations) outline the specific standards residents are expected to follow.

Common Georgia HOA rules often cover:

• Architectural guidelines for exterior changes
   
• Pet policies
   
• Quiet hours
   
• Street parking
   
• Trash disposal
   
• Use of common areas

Boards may have the authority to enforce these rules, but they must be consistent and always follow Georgia property management laws. That typically means giving homeowners written notice of a violation and an opportunity to respond before taking further action, such as issuing fines. To keep things running smoothly and help avoid common pitfalls, many associations choose to work with a professional property management company like FirstService Residential.
 

How FirstService Residential can help

FirstService Residential has helped board members and building owners in Georgia simplify operations, support legal compliance, and improve the resident experience.

Boards and owners in Georgia who partner with FirstService Residential can benefit from:

• A full suite of exclusive banking and insurance programs through our affiliate, FirstService Financial
   
• Instant access to critical documents and communication with their management team through our proprietary platform, FirstService Residential Connect™
   
• Legal and regulatory guidance through our network of experienced Georgia-based partners
   
• Our 24/7 Customer Care team for round-the-clock multilingual resident support

Need help navigating Georgia property management laws or streamlining compliance with new regulations? Contact FirstService Residential today to learn more.