From Homeowner to the Rulemaking Table: I’ve Been Invited to Help Shape Georgia’s New HOA Regulations
- 3 hours ago
- 5 min read
There are moments when advocacy feels like shouting into the wind.
You send the emails.
You request the records.
You research the statutes.
You attend the meetings.
You ask the uncomfortable questions.
You speak with lawmakers.
You tell your story.
And sometimes, you wonder whether anyone is actually listening.
Then a moment comes along that reminds you why you kept going.
This is one of those moments for me.
I am incredibly honored to announce that I have been invited to participate in the Regulation Drafting Working Group for the Georgia Property Owners’ Bill of Rights Act (SB 406), being established by the Securities and Charities Division of the Office of the Georgia Secretary of State.
Yes — the same HOA reform legislation that Georgia homeowners have been discussing, following, advocating for, and asking questions about is entering another critical stage:
Implementation.
And homeowners will have a voice in that process.
What Is the Regulation Drafting Working Group?
According to the invitation I received, the Securities and Charities Division seeks to collaborate with interested stakeholders throughout the rulemaking process to help develop practical, balanced, and effective regulations.
The Working Group will include representatives from interested stakeholder organizations, industry professionals, owners’ associations, property owners, and other affected parties.
The group will serve in an advisory capacity, providing feedback on draft regulations throughout their development.
The Working Group's goals include:
Providing meaningful input during the drafting of regulations;
Increasing transparency;
Promoting understanding of the new statutory requirements;
Serving as an additional mechanism for outreach and education; and
Improving the effectiveness and practicality of the final regulations.
Those objectives are incredibly important because passing legislation is not the end of HOA reform.
In many ways, it is just the beginning.
The Law Was Passed. Now Comes the Rulemaking.
When people hear that a bill has become law, they understandably believe the work is finished.
But legislation establishes the statutory framework. Regulations can help determine how portions of that framework operate in the real world.
Questions can arise regarding procedures, documentation, administration, compliance, reporting, enforcement, and how homeowners and associations interact with the government agencies responsible for administering the law.
That means the rulemaking process matters tremendously.
A strong law paired with confusing or impractical regulations can create new problems.
Thoughtful regulations can provide clarity and help ensure that the law works effectively for the people it was intended to serve.
That is why stakeholder participation matters.
And it is exactly why homeowners need to be part of this conversation.
How Did I Get Here?
If you have followed Home Sweet Headache, you know this journey did not begin because I planned to become an HOA advocate.
It began because I had questions about my own HOA.
Questions about governance.
Questions about financial transparency.
Questions about access to records.
Questions about enforcement.
Questions about homeowner rights.
Questions about accountability.
And perhaps the biggest question of all:
What happens when homeowners believe something is wrong but the only realistic path to challenge it is hiring an attorney and spending thousands of dollars?
Those questions led me to research.
Research led me to advocacy.
Advocacy led to conversations with other homeowners.
Then came conversations with elected officials, lawmakers, journalists, and others who were beginning to recognize that Georgia had a much larger HOA problem.
Eventually, I realized something important.
My HOA problem wasn't just my HOA problem.
Homeowners throughout Georgia were telling remarkably similar stories.
Different subdivisions.
Different boards.
Different circumstances.
But many of the same concerns:
Transparency.
Selective enforcement.
Access to financial information.
Due process.
Fines.
Liens.
Foreclosure.
Board accountability.
And the enormous financial burden homeowners can face when disputes escalate.
That realization became one of the driving forces behind Home Sweet Headache.
From Advocating for Reform to Helping Shape Implementation
This is what makes this invitation especially meaningful to me.
I have spent years asking what Georgia could do differently when it comes to HOA and POA governance.
Now I have been invited into a process where stakeholders can provide input as regulations are developed under Georgia's new Property Owners’ Bill of Rights Act.
But I don't view this invitation simply as a personal accomplishment.
I view it as a responsibility.
When I participate in this Working Group, I want to remember the homeowner who doesn't understand why they can't obtain a financial record.
I want to remember the homeowner who is afraid to question their board because they fear retaliation or selective enforcement.
I want to remember the homeowner who receives a violation notice and doesn't understand what process exists to challenge it.
I want to remember the homeowner facing escalating fines, attorney fees, liens, or other consequences who doesn't know where to turn.
I want to remember the homeowner who cannot afford thousands of dollars in legal fees just to determine whether their association acted properly.
And I also want to remember the responsible volunteer board members who genuinely want to manage their communities correctly but need clear rules, education, and guidance.
Effective HOA reform should not be about making it impossible for associations to operate.
It should be about creating clear expectations, transparency, accountability, consistency, education, and fair processes for everyone involved.
Homeowners Need a Seat at the Table
For too long, conversations surrounding HOA policy have sometimes felt as though homeowners were being discussed rather than included.
That has to change.
Homeowners are not simply account numbers on an association ledger.
We are the property owners.
We purchased the homes.
We pay the assessments.
We live under the covenants.
We receive the violation notices.
We elect the boards.
And when governance fails, we live with the consequences.
So when regulations affecting property owners are being developed, property owners should be represented.
This Working Group creates an opportunity for homeowner perspectives to be heard alongside those of associations, industry professionals, organizations, and other stakeholders.
That balance matters.
Thank You to Councilwoman Pritchett and Senator James
I want to extend a very special thank you to Councilwoman Linda Pritchett and Senator Donzella James, whose referrals helped make this opportunity possible.
Having elected officials who are willing to listen to homeowners, examine these issues, and make sure community voices reach the right rooms matters tremendously.
I am grateful for their confidence in me and for recognizing the importance of having homeowner representation during this process.
Georgia Homeowners: I Want to Hear From You
This may be the most important part of this announcement.
I don't want my participation to represent only my experience.
I want to hear yours.
As the regulatory process moves forward, I want Georgia homeowners to tell me:
Where do you believe SB 406 regulations need the most clarity?
What HOA or POA issue has caused the greatest confusion in your community?
Where do homeowners need greater transparency?
What process has felt unfair or impossible to navigate?
What do you wish someone had explained to you before purchasing a home governed by an association?
What should state regulators understand about what HOA disputes actually look like from the homeowner's side of the table?
What safeguards do you believe are necessary to make sure the protections contained in the law work in practice?
Your experiences matter.
I cannot promise that every suggestion will become part of the final regulations.
The Working Group is advisory, and final regulatory authority remains with the appropriate state officials through the formal rulemaking process.
But I can promise this:
I will show up prepared.
I will listen.
I will ask questions.
I will raise concerns.
I will speak from experience.
And I will advocate for regulations that are clear, practical, transparent, balanced, and meaningful for Georgia property owners.
Most importantly, I will continue doing what Home Sweet Headache was created to do — helping homeowners better understand the system they live under while making sure their experiences are part of the larger conversation about HOA reform.
For years, homeowners have asked for greater transparency.
We've asked for accountability.
We've asked for meaningful recourse.
We've asked to be heard.
And we've asked for a seat at the table.
Now that the chair has been pulled out, it's time to sit down and get to work.
Nicole Davis-Home Sweet Headache
Georgia homeowners: this next chapter belongs to all of us.
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