East Cobb homeowners and association board members can learn about Georgia’s new Property Owners’ Bill of Rights Act at a public presentation Thursday, Oct. 29.

Attorney Jamie Platt Lyons of Lazega & Johanson LLC will speak at 7 p.m. at Wellstar East Cobb Health Park, 3747 Roswell Road, Room 115, Marietta. The presentation is part of the East Cobb Civic Association’s October meeting.

The public may attend the speaker portion; the membership meeting that follows is reserved for ECCA members, according to the association’s meetings page.

Gov. Brian Kemp signed Senate Bill 406 on May 12. Most provisions take effect Jan. 1, 2027, bringing new registration requirements, a state complaint process and changes to association collections and foreclosure procedures.

Lyons will discuss what the changes mean for homeowners and boards, including compliance and operational challenges, according to an announcement published by East Cobb News.

What the law changes

The enacted law establishes an annual registration system through the Georgia Secretary of State. Associations must provide governing documents, financial information and officer details. Initial registration and annual renewal each cost $100.

The law also allows associations to formally elect not to register, but restricts their ability to assess or collect fines, fees and accelerated assessments. Homeowners and boards should distinguish that option from simply failing to meet registration requirements.

Residents who claim an association’s action or inaction harmed them will be able to submit a written complaint to the Secretary of State within 180 days of the alleged conduct. A hearing officer investigates and may hold a hearing.

Filing a complaint temporarily blocks collection of fines or fees connected to the dispute. The nonprevailing party in a hearing must pay a $100 administrative fee.

The act also changes the foreclosure rules in Georgia’s Property Owners’ Association Act. The minimum delinquency becomes the lesser of $4,000 or 12 months of regular assessments, with a floor of $2,000. Specific assessments and other fines or fees are excluded from that calculation. The required notice period increases from 30 to 60 days.

Homeowner protections include access to specified association records, notice of membership meetings and expectations that directors act in good faith and disclose conflicting interests.

Attorney-fee rules already in effect

One portion of the law took effect July 1, 2026, and applies to actions filed on or after that date.

Except in specified emergencies, associations must give owners written notice and 30 days to pay outstanding fines or delinquent fees before collecting or receiving an award of attorney’s fees. They must also provide an itemized list of the fees claimed. Judges conducting bench trials must review those claims for reasonableness before awarding them.

A Freeman Mathis & Gary analysis published by JD Supra recommends that associations review their collection procedures, policies and compliance calendars ahead of implementation.

Lyons is a senior partner whose practice includes advising community association boards, managers and developers. She earned her law degree at Emory University and is a member of the College of Community Association Lawyers, according to her firm biography.

ECCA lists its next meeting after October for Wednesday, Dec. 9, at the same Wellstar location.