Affordable housing is a Georgia problem. Democrats have three ideas to fix it.
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.
We are seeking a good-faith partnership with House Republican leadership to prioritize ideas, introduce legislation, hold hearings, and advance budgetary and policy solutions. This is not about partisanship but achieving results for working families and for those striving to own a home.
The housing shortage is well documented by renters, homeowners, businesses and developers alike. Regional data confirms housing as Georgia’s top economic pressure, with homeownership increasingly out of reach.
The time for additional study has passed. Measured, bipartisan action is warranted.
We present three categories of proposals and invite others to offer ideas also.
- Lower costs for homeownership or tenancy
- Strengthen tenant rights
- 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.
- 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.
- Prevent price gouging: Digital tools that maximize rent should be prohibited, following the lead of other states.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
We also look forward to working with Gov. Brian Kemp to oversee the $125 million appropriation for developers to build infrastructure and moderate single-family homes through the OneGeorgia Authority and the Department of Community Affairs for Workforce Housing. While currently limited to rural areas, this may be a model for our suburban and urban areas as well.
These legislative proposals are ready for action. There are many other and perhaps better ideas we should also consider. House Democrats ask for and hope for a detailed and public bipartisan discussion. We are ready to go to work.
State Rep. Mary Margaret Oliver, D-Decatur, is a member of the House Democratic Caucus Housing Working Group.
