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Originally published 2024. Updated July 2026 to reflect the law's status two years in, a real-world enforcement gap that's surfaced since, and a recorded webinar you can watch on demand.
In 2024, Georgia enacted a new law that significantly impacts property owners, particularly those managing multifamily units. Known as the Georgia Squatter Reform Act (HB 1017), the law makes:
With sufficient evidence provided to the courts, squatters can be served a citation of the official offense within three business days. Unless the squatters counter with proper documentation to prove legal residency, they will have three days to vacate.
This expedited timeline is a crucial tool for multifamily management companies, as it allows them to minimize potential damages, reduce legal expenses, and ensure that their properties remain secure and profitable.
This is one of the most common questions we hear from property managers — and the short answer is no. There is no 30-day rule anywhere in Georgia law that grants a squatter tenancy rights, and 30 days of occupancy does not convert a trespasser into anything resembling a legal resident.
The confusion likely comes from two unrelated numbers getting mixed together: the 3-business-day citation-to-vacate window under HB 1017, and the fact that some states' landlord-tenant statutes reference 30-day notice periods for actual tenants. Neither applies to a true squatter in Georgia.
The real timeline for a squatter to gain any legal claim to a property is adverse possession, and it's nowhere close to 30 days:
In other words, a squatter who's been on your property for 30 days is still just a trespasser — and under HB 1017, potentially facing a misdemeanor citation, a $1,000 fine, and up to 12 months in jail if they can't produce documentation proving a legal right to be there.
While the law is a significant step forward, enforcing it can still be challenging. Property managers need to be able to prove that the occupants are indeed squatters and not tenants with a legitimate claim to the property. This often requires gathering documentation including:
And of course, always bring your attorney and be prepared to present substantial evidence — including surveillance footage, witness statements, and other documentation that demonstrates unauthorized occupancy.
Without reliable and real-time evidence, the process can still be drawn out, potentially leading to disputes or delays in the court system. This is where technology can play a pivotal role in supporting property managers.
Two years in, HB 1017 remains in effect statewide, and we haven't found any court ruling that has struck it down or significantly narrowed it. That said, real-world enforcement has surfaced at least one meaningful gap property managers should know about.
In late 2025, Chatham County law enforcement ran into a scenario the law didn't anticipate: HB 1017's expedited process requires a signed affidavit from the property owner. In a case near Savannah, both the property's owner and his heir had died, leaving no one legally able to sign — which meant police couldn't use the fast-track citation process at all, even though everyone agreed the occupants had no legal right to be there. The situation was eventually resolved when the property went to a tax auction and the new owner was able to clear the squatters, but it took months, and the local county commissioner has since called for a legislative amendment to close the gap for properties without a living owner.
The practical takeaway for multifamily operators: HB 1017 works well when there's a clear, living owner ready to sign an affidavit — which describes the vast majority of managed multifamily properties. It's a good reminder to keep ownership and management documentation current and easy to produce quickly, since the speed of the expedited process still depends on you being able to act fast at the first sign of unauthorized occupancy.
Cloudastructure's AI Surveillance and Remote Guarding solutions offer multifamily management companies a powerful tool to enforce Georgia's expedited squatter law. Here's how:
Evidence Collection
Cloudastructure's AI-powered surveillance platform ensures all footage is monitored 100% of the time. Which means you can capture footage that can be crucial in identifying and documenting unauthorized occupants. Management can mark any squatter a "bad actor" within the system and receive an alert every time they cross the cameras. This footage is time-stamped, watermarked and stored for 30 days or longer if you need it.
Think of it: not only do you skip the laborious process of searching for all footage of the squatters, but you have solid proof ready for court.
Comprehensive Reporting for Legal Proceedings
The system's advanced reporting features compile all relevant footage and data, which can be used as evidence in legal proceedings. This documentation is vital for proving that the individuals in question are indeed squatters, thereby supporting a faster resolution under the law.
Want to make sure squatters never come back? Our solution includes seamless Remote Guarding software that enables you to monitor and respond should your squatters return post-conviction. And you add motion detection zones to vacant properties so you’re alerted immediately any time a would-be squatter enters the property. Need help with the monitoring? No problem. We're an end-to-end solution that offers Remote Guards to review all alerts to suspicious activity and respond in real time.
The presence of AI-driven surveillance and the knowledge that a property is under constant watch can deter potential squatters from attempting to occupy the space in the first place. This preventive measure helps multifamily management companies avoid the issue altogether, maintaining the security and integrity of their properties.
Georgia's expedited squatter law provides multifamily management companies with a critical tool for maintaining control over their properties. However, success depends heavily on the ability to gather timely and reliable evidence. Cloudastructure can help - and not just with squatters - we'll help you reduce theft, vandalism, and lease violations and more.
Watch the recorded webinar, "Navigating New Squatter Eviction Laws," featuring Adam Edgecombe of Cobb & Gonzalez — free, on demand, no scheduling required.
We're here to help. Schedule a free consultation here.
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