Affordable housing is a Georgia problem. Democrats have three ideas to fix it.

By Rep. Mary Margaret Oliver, for The Atlanta Journal-Constitution

Georgia House of Representatives Democrats have heard repeatedly that housing affordability remains out of reach for too many.

In response, we have assembled a practical set of housing proposals for consideration in the 2026 General Assembly.

This House Democratic leadership is introducing legislation — not partisanship — to prioritize policy partnerships, leadership, and ideas that deliver results. We are working with those striving to hold good-faith hearings, advance achievable solutions, and balance budgetary realities for families.

Housing costs are increasingly out of reach for renters and homeowners alike, with pressure rising due to shortages at the top and across the market. Documented economic data confirms what homeowners, renters, developers, businesses, and communities are experiencing throughout Georgia’s regional economies.

The Georgia Regional Commission and similar organizations have confirmed these trends through documented studies. Measured, bipartisan additional action is warranted.

1. Lower costs for homeownership or tenancy
2. Strengthen tenant rights
3. More doors: Build more houses

Lower costs for homeownership or tenancy

• Accountability for out-of-state investors:
  There is bipartisan agreement that corporate-owned homes are a tremendous burden on Georgia renters and would-be homeowners. Out-of-state investors are targeting Georgia and are purchasing houses to rent. These investors own nearly 80,000 single-family homes in Georgia, and in many counties, corporations own over half of the homes available for rent. This increases prices and lowers housing stock, and tenants are left with a faceless landlord and poorly maintained properties. We must put an end to this.
  House Bill 399, a bipartisan bill passed in 2025, requires out-of-state investors to use Georgia real estate agents and maintenance staff. Other bills were introduced to limit the number of houses that could be purchased. A restriction on out-of-state purchases of single-family homes needs to be revisited.
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• Eliminate unfair tax break:
  Why should a corporate developer receive a depreciation tax advantage intended for single families? HB 616 addresses this disparity and requires corporations to pay their taxes without this loophole.
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• Prevent price gouging:
  Digital tools that maximize rent should be prohibited, following the lead of other states.
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• Property tax relief for essential workers:
  Property tax will be a focus this session. We propose freezing property taxes for all law enforcement officers, teachers, and health care workers making up to 150% of their area’s median income.
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• Housing stability for former foster children:
  Former foster care children who turn 18 years old are becoming homeless at a disheartening rate. We must distribute federal vouchers to protect our vulnerable young adults and use available federal money for this uniquely vulnerable population.

Strengthen tenant rights

• Define habitability:
  HB 404 passed in 2024 and stated rental units must be habitable but did not include a definition of habitability. This has led to confusion, litigation, and continued poor living standards. Since there is already an accepted standard relating to code compliance, we should codify that.
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• Codify “repair and deduct” protections:
  Georgia case law allows a tenant to “repair and deduct” expenses to correct defects that the landlord refuses to repair. This case law should also be codified.
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• Allow rental registries:
  The statutory ban on a rental registry should be repealed. This would enhance landlord accountability and ultimately improve housing safety while still respecting local authorities.
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• Transparency in tenant fees:
  Fees for tenant applications or occupancy should be disclosed and defined by statute.

More doors: Build more houses

• Modernize zoning procedures:
  We have developers ready to get to work building more homes, but some local zoning rules are too onerous to let them. HB 400, the Choice Act, provides incentives for localities that want to give their people more options for their housing stock.
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• Expand “tiny house” options:
  Homeowners should be allowed to build secondary homes on their property if they want to, and the local and state government should not be telling people how to use the extra space in their yards.
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• Expand tax credits for homeownership:
  Current law allows sellable tax credits for building apartments for lower-income tenants. These credits could also be used to support homebuilders who sell to buyers priced out of the market, or to key workers like police officers, teachers, and nurses, and could be expanded statewide through legislation.
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• Finance affordable home construction:
  Developers make more money building expensive homes, so many developers are focused there. To allow developers to build homes for working people, we must provide financing. As such, we have drafted legislation to codify “significant public benefit” to include building homes for households whose income does not exceed 80% of the area’s median annual household income.

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This work is being done with those striving to put families first, prioritize results-seeking solutions, and advance achievable policy through leadership and partnership — not partisanship.

Georgia House Democrats are working to address the housing shortage increasingly putting pressure on renters and homeowners alike. Documented economic data confirms what Georgians across the state are experiencing.