SB 406 — Homeowner Action Kit

The Bill

What SB 406 Actually Does

SB 406 is not radical legislation. It establishes baseline transparency and governance standards for homeowner associations across Georgia — standards that most industries take for granted and that most Georgians assume they already have.

The bill addresses access to financial records, clearer governance processes, fairer enforcement, and consistent standards across communities. It does not eliminate HOAs. It does not strip boards of authority. It simply requires that boards operate with transparency and accountability toward the homeowners who fund them.

The current reality without SB 406

Georgia HOA homeowners currently have some of the weakest statutory protections in the Southeast. When governance breaks down, homeowners have limited legal recourse, inconsistent access to their own community's financial records, and no guaranteed right to meaningfully participate in decisions that directly affect their homes and property values. There is no equivalent organized lobby for homeowners. SB 406 is one of the rare moments the legislature acted anyway.

The Opposition

Who Is Fighting Against This — and Why

Before you write your letter, understand who has organized against this bill — and what their financial interests are. The organizations lobbying for a veto are not neutral parties advocating for community well-being.

Primary Opposition

CAI — Community Associations Institute

The CAI presents itself as a neutral industry resource. It is not. Its membership and funding come primarily from property management companies, HOA law firms, and vendors that profit from the status quo. More homeowner transparency means less unchecked authority for the firms CAI represents.

Industry Stakeholder

Property Management Companies

Large management companies — including HMS and similar firms — manage hundreds of Georgia communities and collect fees from those associations. Mandatory financial transparency would expose management fees, vendor relationships, and operational decisions that currently operate with limited homeowner oversight.

Industry Stakeholder

HOA Attorney Firms

HOA attorneys are retained by boards — paid with your dues — and earn significant revenue from enforcement actions and disputes. Clear governance standards and defined homeowner rights reduce the legal ambiguity that generates billables at homeowners' expense.

What this means for you

These groups have professional lobbyists, coordinated email campaigns, and direct relationships with the Governor's office that individual homeowners do not have. The only counter to organized professional opposition is organized homeowner volume. That window closes May 12.

The Homeowner Reality

The Uncomfortable Truth About Homeowner Protections

Georgia homeowners living in HOA communities face a structural power imbalance that most people don't realize until they experience it firsthand. The organizations that shaped HOA law in Georgia represent the management companies, attorneys, and vendors. There is no equivalent organized lobby for homeowners.

SB 406 is a rare window. The legislature has acted. The question is whether the Governor hears from homeowners before he hears only from the industry.

~3M

Georgians living in HOA or condo communities

0

Statewide homeowner advocacy groups with paid lobbyists

1,000s

Industry messages already sent urging the Governor to veto

May 12

The last day homeowners can change this outcome

Your Action Plan

Three Steps. Twenty Minutes. Real Impact.

1

Choose your letter below and personalize it

Five ready-to-send letters are prepared below, each framing the issue from a different angle. Select the one that resonates with your experience. Add your name, neighborhood, or one sentence about your personal situation — personalized letters carry more weight than form submissions.

2

Print it, sign it, and mail it — physical letters matter

Governor's offices track physical mail volume differently than email. A physical letter takes five minutes to print and costs under a dollar to send. It is the highest-impact action available to you. Mail by May 9 to ensure it arrives in time. The mailing address is directly below the letters.

3

Forward this to one other Georgia homeowner today

The industry opposition is coordinated. Our response must be too. You don't need to run a campaign — you need to forward this to one neighbor. If every homeowner who reads this does the same, the number of homeowner letters to the Governor's office multiplies immediately.

Ready-to-Send Letters

Choose Your Letter to Governor Kemp

Select the letter that best fits your situation. Copy it, print it on paper, sign it with your name and address, and mail it. Each letter is complete — you only need to fill in your name and address at the bottom.

Letter 1 — Transparency & Governance

Before you print: Replace [Your Name] and [Your Address] at the bottom with your actual information. A brief personal sentence about your own community strengthens the letter further.

Mail Your Letter To:

Governor Brian Kemp Office of the Governor
206 Washington Street SW
Suite 203, State Capitol
Atlanta, GA 30334

Tips for Maximum Impact

Physical mail carries far more weight than email or online forms
Mail by May 9 to ensure arrival before the deadline
First-Class or Priority Mail both deliver in time
Write your return address clearly on the envelope
A handwritten signature is required — do not send unsigned
Governor staff tallies physical mail and reports volume to the office

The industry is organized. Homeowners must be louder.