Georgia Property Management License Requirements & Laws [2026]

Managing rental property in Georgia without proper licensing can result in fines up to $1,000 per violation plus criminal charges. Whether you’re starting a property management business or managing a few rentals, understanding Georgia property management license requirements is essential.

This guide covers who needs a license, how to get one, exemptions, costs, and compliance requirements.

Quick Facts:

• License Required: Yes (with limited exceptions)
• Governing Body: Georgia Real Estate Commission (GREC)
• License Type: Real Estate Broker or Community Association Manager
• Total Cost: $605-$1,005 (initial)
• Education: 75 hours pre-license
• Exam: 120 questions (state + national)
• Renewal: Every 4 years
• Continuing Education: 36 hours per cycle
• Penalty for Unlicensed Activity: Up to $1,000 + criminal charges

Who Needs a Property Management License in Georgia?

Activities Requiring a License (O.C.G.A. § 43-40-1)

You need a Georgia real estate license if you perform ANY of these for compensation:

Key Point: Managing property for others in exchange for ANY compensation requires a license.

License Types for Property Managers

Important: Most property managers need a broker license to operate independently.

Who Doesn’t Need a License (Exemptions)

Georgia law provides limited exemptions under O.C.G.A. § 43-40-8:

Critical: The “employee exemption” is narrow:

• Must be W-2 employee (NOT 1099 contractor)
• Work for ONE owner only
• Cannot charge per-property fees
• Cannot advertise as property manager

Myth: Forming an LLC with the owner does NOT exempt you from licensing.

Types of Georgia Property Management Licenses

1. Real Estate Broker License (Most Common)

What You Can Do:

• Manage all property types
• Operate independently
• Hire salespersons
• Collect fees directly

Requirements:

• 75 hours pre-license education
• Pass broker exam (120 questions)
• Age 18+
• High school diploma/equivalent
• Criminal background check

Cost: $605-$1,005 total

2. Community Association Manager (CAM) License

What You Can Do:

• Manage HOAs/condos ONLY
• Cannot manage rental properties

Requirements:

• 25 hours CAM education
• Pass CAM exam
• Background check

Cost: $495-$695 total

Limitation: Cannot manage traditional rentals with CAM license.

3. Real Estate Salesperson License

What You Can Do:

• Work under licensed broker
• Cannot operate independently

Requirements:

• 75 hours pre-license education
• Pass salesperson exam
• Affiliate with broker

Use Case: Working for established property management company.

How to Get a Georgia Property Management License

Step 1: Complete Pre-License Education (4-8 weeks)

Required: 75 hours of approved real estate education

Topics Covered:

• Georgia real estate law
• Property management practices
• Contracts and leases
• Fair housing regulations
• Landlord-tenant law
• Agency relationships
• Ethics

Approved Providers:

• Real Estate Express
• Kaplan Real Estate Education
• The CE Shop
• 360training
• Champion School of Real Estate

Format: Online (self-paced) or in-person classroom

Cost: $400-$800

Step 2: Pass Background Check (1-2 weeks)

Requirements:

• FBI criminal background check
• Georgia criminal history check
• Fingerprinting at approved location

Where to Get Fingerprinted:

• IdentoGO locations
• Schedule at ga.cogentid.com

Cost: $41.75

Disqualifying Offenses:

• Felony convictions (especially fraud, theft, forgery)
• Certain misdemeanors
• Crimes involving dishonesty

Note: GREC reviews criminal history case-by-case.

Step 3: Pass the Licensing Exam

Exam Format:

Key Topics:

• Property ownership
• Agency and fiduciary duties
• Contracts
• Property valuation
• Georgia license law
• Georgia landlord-tenant law
• State-specific regulations

Exam Provider: PSI Services LLC

Scheduling:

• Book at psiexams.com
• Testing centers throughout Georgia
• Available Monday-Saturday
• Results given immediately

Cost: $115 per attempt

Pass Rate: 50-60% first-time

Study Tips:

• Complete all coursework
• Take practice exams
• Focus on Georgia-specific laws
• Review math (financing, prorations)
• Study 40-60 hours

Step 4: Submit License Application

Process:

1. Create account at grec.state.ga.us
2. Complete online application (Form REB-10)
3. Upload documents: Education completion certificate Exam scores (auto-transferred) Fingerprint confirmation Photo ID
4. Pay application fee: $90

Processing Time: 2-4 weeks

After Approval:

• License issued electronically
• Can practice immediately
• Printed license available

Step 5: Complete Post-License Education (Within 4 Years)

Required for Full Activation:

• 25-hour post-license course
• Submit completion certificate
• Pay activation fee: $40

Topics:

• Brokerage operations
• Contract details
• Risk management
• Trust account management
• Georgia real estate law

Cost: $200-$400

Deadline: Within 4 years of passing exam (or must retake exam)

Step 6: Obtain Insurance (Recommended)

Errors & Omissions Insurance:

• Not required by law but strongly recommended
• Coverage: $500,000-$1,000,000
• Cost: $500-$1,500 annually
• Protects against lawsuits

Covers:

• Property management errors
• Contract omissions
• Fair housing violations
• Security deposit disputes
• Maintenance liability

Cost Breakdown

Georgia Property Management Laws

Trust Account Requirements (O.C.G.A. § 43-40-20)

Mandatory Separate Trust Account:

Property managers MUST maintain separate trust accounts for all client funds.

What Goes in Trust Account:

• Security deposits
• Rent collected for owners
• Advance payments
• Any funds not yet earned

What Goes in Operating Account:

• Management fees (after earned)
• Company operating expenses
• Payroll

Penalties for Violations:

• License suspension/revocation
• $1,000 fine per violation
• Criminal charges (misappropriation = felony)
• Restitution to victims

GREC Can Audit Anytime:

• Must provide records within 5 business days
• Failure to maintain records = discipline

Security Deposit Rules (Georgia Code § 44-7-30 to 44-7-37)

Permitted Deductions:

• Unpaid rent
• Damages beyond normal wear
• Unpaid utilities
• Cleaning (if excessive)
• Lease break fees (if in lease)

Cannot Deduct:

• Normal wear and tear
• Pre-existing damage
• Improvements
• Future speculative damages

Return Process:

1. Within 30 days of move-out
2. Mail to last known address
3. Include itemized list if deductions
4. Provide receipts for repairs over $125
5. Return full amount if no deductions

Failure to Comply:

• Tenant can sue for double the deposit
• Plus court costs and attorney fees
• Burden of proof on landlord

Eviction Process in Georgia

Georgia Eviction Timeline:

Critical Rules:

NEVER:

• Change locks without court order
• Shut off utilities
• Remove tenant belongings
• Physically remove tenant
• Threaten or harass

Always:

• Use court process
• File dispossessory action
• Wait for judgment
• Let sheriff execute eviction

Self-Help Eviction Penalties:

• Civil liability to tenant
• Actual + punitive damages
• Attorney fees
• Criminal charges possible

Complete guide: Eviction process by state

Fair Housing Compliance

Protected Classes (Federal + Georgia):

• Race
• Color
• National origin
• Religion
• Sex (including sexual orientation/gender identity)
• Familial status
• Disability

Prohibited Actions:

• Refusing to rent based on protected class
• Different terms/conditions
• Discriminatory advertising
• Steering
• Harassment
• Refusing reasonable accommodations

Reasonable Accommodations:

• Service animals (no pet fees)
• Emotional support animals (with documentation)
• Accessible parking
• Policy modifications for disability

Penalties:

• HUD complaints
• Civil penalties: $16,000-$150,000+ per violation
• Private lawsuits
• License suspension/revocation

Lease Agreement Requirements

Required in Georgia Leases:

✓ Property address ✓ All parties’ names ✓ Lease term dates ✓ Rent amount and due date ✓ Security deposit terms ✓ Late fee provisions ✓ Maintenance responsibilities ✓ Entry notice requirements

Required Disclosures:

Georgia Lease Laws:

• No rent control (prohibited statewide)
• No statutory grace period
• Late fees must be “reasonable” (typically 5-10% or $25-50)
• Entry requires “reasonable notice” (24 hours standard)

Complete guide: Lease agreements by state

Continuing Education Requirements

License Renewal: Every 4 years

Required Continuing Education:

Renewal Deadline: 4 years from license issue date

Late Renewal:

• Grace period: 6 months
• Late fee: $100
• After 6 months: License expires, must reapply

Approved CE Topics:

• Georgia real estate law updates
• Fair housing
• Ethics
• Risk management
• Contracts
• Property management practices

Approved Providers:

• Real Estate Express
• Kaplan Real Estate Education
• The CE Shop
• 360training
• Georgia Association of REALTORS®
• NARPM

Cost: $200-$500 for 36 hours

Format: Online, in-person, webinars, conferences

Setting Up a Property Management Business in Georgia

Business Structure

Recommended: LLC (Limited Liability Company)

Benefits:

• Personal asset protection
• Pass-through taxation
• Simpler than corporation
• Professional credibility

Registration Steps

1. Form LLC:

• File with Georgia Secretary of State
• Online at ecorp.sos.ga.gov
• Filing fee: $100
• Processing: 1-3 business days

2. Get EIN (Federal Tax ID):

• Apply at irs.gov/ein
• Free
• Immediate online

3. Register with GREC:

• Submit company registration
• Include broker license number
• Fee: $120

4. Open Bank Accounts:

• Operating account (business expenses)
• Trust account (client funds)
• MUST be separate

5. Get Business Licenses:

• Local business license (city/county)
• Occupational tax certificate
• Cost: $50-$200

6. Obtain Insurance:

• E&O insurance: $500-$1,500/year
• General liability: $500-$2,000/year
• Workers comp (if employees)

Office Requirements

Physical Office Required:

• Must have Georgia office location
• Cannot use residential address (unless zoned)
• Address registered with GREC
• Accessible to public during business hours

Signage:

• Business name displayed
• Broker name displayed
• License displayed prominently

Professional Organizations

Typical Management Fees in Georgia

Startup Costs for New Business

Common Violations to Avoid

Frequently Asked Questions

Q. Do I need a license to manage rental property in Georgia?

Yes, with limited exceptions. Georgia requires a real estate broker license to manage property for others, including collecting rent, executing leases, screening tenants, or managing maintenance for compensation. Exceptions: property owners managing their own properties, on-site resident managers (salary-based, no commission), attorneys, and W-2 employees of a single owner (not 1099 contractors).

Q. What type of license do I need?

Most property managers need a real estate broker license to operate independently. Alternatively, a Community Association Manager (CAM) license works for HOAs/condos only (not traditional rentals). Salesperson licenses allow work only under broker supervision and cannot collect fees directly.

Q. How much does it cost to get licensed?

Total: $605-$1,005 including pre-license education ($400-$800), exam ($115), application ($90), fingerprinting ($41.75), and post-license education ($200-$400). Add E&O insurance ($500-$1,500 annually, recommended). Timeline: 8-14 weeks from start to license.

Q. How long does it take?

8-14 weeks total: 4-8 weeks pre-license education (75 hours), 1-2 weeks to schedule/pass exam, 2-4 weeks background check and application processing. Add 4-8 weeks for post-license education (required within 4 years for full activation).

Q. What are continuing education requirements?

License renewal every 4 years requires 36 hours CE: 3 hours Georgia License Law (mandatory) plus 33 hours electives. Late renewal allowed within 6-month grace period with $100 penalty. After 6 months, license expires and you must reapply. Cost: $200-$500.

Q. Can I manage without a license if I’m an LLC?

No. Forming an LLC with the property owner does NOT exempt you. The W-2 employee exemption is narrow: must be full-time employee (not 1099), work for single owner only, salary-based (no per-property fees), and cannot advertise as property manager. Most do NOT qualify.

Q. What are penalties for managing without a license?

Up to $1,000 fine per violation, criminal charges (misdemeanor), civil liability to clients, inability to enforce contracts or collect fees, and no legal recourse for unpaid fees. GREC actively investigates complaints.

Q. How do trust accounts work?

Georgia requires separate trust/escrow accounts for all client funds (security deposits, rent). Must be completely separate from operating accounts, commingling is illegal. Requirements: monthly reconciliation, detailed records, 3-year retention, immediate GREC audit access. Misappropriation is a felony.

Q. What is the security deposit return deadline?

30 days after move-out. If making deductions, provide itemized statement with receipts for repairs over $125. Failure to return or provide statement within 30 days = tenant can sue for double deposit plus court costs and attorney fees.

Q. How long is the eviction process in Georgia?

2-6 weeks if uncontested. No statutory grace period, can file dispossessory immediately after rent due. Tenant has 7 days to answer, court hearing within 7-30 days, writ of possession 7 days after judgment, sheriff schedules eviction. Never attempt self-help eviction, use legal court process only.