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Georgia's Property Owners' Bill of Rights Act (SB 406) is the biggest change to HOA law in the state in over a decade. Starting January 1, 2027, homeowners who believe an association has wronged them will be able to file a formal complaint with the Georgia Secretary of State, which can lead to a hearing and a binding decision. It's a new option, and for some disagreements it's the right one. But for most day-to-day HOA conflicts, mediation is faster, cheaper, and more lik

For years, when a disagreement broke out between a homeowners association and a homeowner, it historically ended one of two ways: resolved informally, or settled through legal action. While mediation has always been available, few HOAs actually used it. A new Georgia law is changing that calculus, and it's worth understanding what it means for both sides of these disputes. The Old Reality: Litigation as the Practical Default HOA disputes cover a wide range of issues: unpaid a