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DeKalb briefing: SB 406 explained as statewide HOA rules and new complaint process
Summary
County presenters outlined key changes in Georgia’s SB 406 — including registration for community associations, a $100 annual fee, a Secretary of State complaint process and new rules on how homeowner payments are applied — and urged homeowners to file complaints within 180 days.
Lorraine Cochran Johnson, DeKalb County’s chief executive (referred to in the session as CEO Johnson), opened the HOA boot camp by telling attendees that "Senate bill 4 0 6, it is now law." The session framed the law as a statewide effort to standardize oversight of roughly 12,000 community associations and to reduce abusive collection and foreclosure practices.
Fulton County Commissioner Marvin Arrington Jr., an attorney who co-led the presentation, said SB 406 splits into parts that take effect at different times: an attorney-fee provision that began July 1 and the larger registration and enforcement framework that becomes effective Jan. 1, 2027. Arrington told the audience that the law creates a Secretary of State complaint process so homeowners can "have a hearing before the secretary of state's office" instead of immediately hiring private counsel.
