June 3, 2025

Review of Georgia House Bill 404

Georgia House Bill 404: What the Safe at Home Act Means for Tenants in 2024

Georgia House Bill 404 (HB 404)—also known as the Safe at Home Act—is a landmark piece of legislation passed in 2024 aimed at protecting renters’ rights across the state. This new law, effective July 1, 2024, introduces vital requirements for landlords and gives tenants stronger legal backing when it comes to housing conditions and evictions.

If you’re a renter, landlord, property manager, or legal professional in Georgia, understanding HB 404 is crucial. Below, we break down what HB 404 means for you.

What Is the Safe at Home Act (HB 404)?

The Safe at Home Act (HB 404) is Georgia’s most comprehensive tenant protection law in years. It sets minimum habitability standards, restricts security deposit limits, adds eviction grace periods, and prohibits utility shutoffs before a legal eviction.

Key Provisions of Georgia HB 404

1. Minimum Habitability Standards for Rentals

Before HB 404, Georgia did not have a clear, statewide standard requiring landlords to keep rental properties safe and livable. This law changes that.

Now, landlords must ensure rental properties are “fit for human habitation”, which includes:

  • Safe structural conditions
  • Working plumbing and electrical systems
  • Absence of mold, pest infestations, or other health hazards

2. Security Deposit Limitations

To make housing more accessible, HB 404 caps security deposits at no more than two months’ rent. This helps ease the upfront financial burden for renters, especially those in low- or middle-income brackets.

3. Mandatory 3-Business-Day Eviction Notice

Georgia landlords are now required to provide tenants with a written three-business-day notice before filing for eviction due to:

  • Nonpayment of rent
  • Lease violations

The notice must be posted in a conspicuous place, such as the front door.

4. Prohibition of Utility Shutoffs Before Eviction

Under HB 404, landlords cannot shut off essential services like electricity, water, or air conditioning while waiting for a court-ordered eviction. This ensures tenants maintain access to basic necessities during disputes.

Why HB 404 Matters

Georgia has one of the highest eviction rates in the country, and prior to this law, many tenants lived without proper legal protection from unsafe living conditions. Research showed that 15% of Georgia households faced major habitability issues, including broken HVAC systems, sewage backups, and other severe problems.

HB 404 represents a major step toward protecting renters’ rights in Georgia, giving tenants clear legal footing and holding landlords accountable.

How HB 404 Affects Georgia Renters and Landlords

For Tenants:

  • You now have legal rights to request repairs or improvements to unsafe living conditions.
  • You can challenge unlawful evictions if a proper notice wasn’t served.
  • You can report landlords who shut off utilities before the end of legal proceedings.

For Landlords:

  • You’ll need to document property conditions and maintain them per habitability standards.
  • You must provide proper eviction notices and follow legal timelines.
  • You’re prohibited from retaliating against tenants who file complaints about uninhabitable conditions.

Final Thoughts: HB 404 Is a Win for Housing Security in Georgia

Georgia’s HB 404, the Safe at Home Act, is a long-overdue reform that brings the state closer in line with national tenant protection standards. Whether you rent or own property, understanding your rights and obligations under HB 404 is critical moving forward.

For renters, this law can mean safer homes and stronger protection. For landlords, it provides clear guidelines to maintain ethical rental practices.

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