State Rep. Spencer Frye has sponsored a bill in the Georgia House seeking to create explicit habitability rules for rental housing and increase tenant protections, according to the Georgia State House.
The proposal, known as HB1171 and filed on Tuesday, Feb. 3, during the 2026 regular session of the 158th General Assembly, is formally titled: ’Landlord and tenant; establish minimum habitability standards consistent with recognized housing standards’.
Here’s a summary of the legislation based on the actual bill text. Some explanations may interpret complex or unclear sections.
The bill would revise Georgia landlord-tenant statutes to outline a duty, which cannot be waived, ensuring all rental properties remain livable. Among other provisions, it defines minimum standards for habitability, mandates landlord compliance with health codes, requires completion of necessary repairs, maintenance of safe and clean common areas, proper care of critical building systems and appliances, provision of trash services, and access to running water, hot water, and reasonable heating. If a property owner does not resolve issues after being notified for a week, tenants could end their lease, withhold rent, file for damages, request a court order, offset repair expenses against rent, or secure essential services or alternate housing. Tenants, meanwhile, must keep their units clean and avoid causing damage.
Additional sponsors include Rep. Mary Margaret Oliver (Democrat-84th), Rep. Doreen Carter (Democrat-93rd), Rep. Carl Gilliard (Democrat-162nd), and two more co-sponsors.
Frye has introduced eight other bills since the session began.
Frye earned a bachelor’s degree from the University of Georgia in 2014.
A Democrat, Frye was elected in 2023 to serve the state’s 122nd House District.
In Georgia, the legislative process starts when a legislator, usually acting on a constituent’s request, teams up with the Office of Legislative Counsel to draft a bill. Once it is filed with the Clerk of the House or Senate secretary, the measure receives its initial reading before referral to a committee where most evaluation occurs. With committee approval, it moves to the chamber floor for further debate, final reading, and a vote. Bills that pass both chambers—sometimes after negotiation in a conference committee for reconciled language—advance to the governor. The governor can sign, veto, or let a bill take effect without a signature within six days during the session, or 40 days after adjournment, known as Sine Die. The General Assembly holds its regular 40-day meeting starting on the second Monday of January each year.
| Bill Number | Date Introduced | Short Description |
|---|---|---|
| HB1050 | 01/27/2026 | Law enforcement officers and agencies; protection of student data from immigration officials under certain circumstances; provide |
| HB1049 | 01/27/2026 | Donation Without Hesitation Act; enact |
| HB1046 | 01/27/2026 | Corporations, partnerships, and associations; restrict powers to only the powers the General Assembly expressly grants |
| HB405 | 02/11/2025 | Insurance; require licensed adjusters to be licensed contractors |
| HB402 | 02/11/2025 | Public Service Commission; establishment of renewable energy sources and renewable energy portfolio standard goals for electric service providers; provide |
| HB401 | 02/11/2025 | Insurance; prohibit insurers from considering advertising costs when making or using insurance rates |
| HB400 | 02/11/2025 | Community Housing Options Increase Cost Efficiency (CHOICE) Act; enact |
| HB261 | 02/04/2025 | Motor vehicles; annual reduction of licensing fees for alternative fueled vehicles; provide |
Details were sourced from the Georgia State House; for further information, visit here.
