Most people assume that the price of a home is driven mainly by supply and demand, interest rates, and the condition of the property.
But behind the scenes, there’s another major factor that quietly shapes our housing market: government policy and permitting rules.
Recently, I attended the Greater Atlanta Home Builders Association banquet, where much of the discussion focused on a piece of legislation called House Bill 812 (HB 812). It’s an important bill that could impact how quickly homes get built, how much they cost, and how much control local governments have in the process.
Let’s break it down in plain English.
What Is House Bill 812?
House Bill 812 is a proposed Georgia law designed to change two major parts of the homebuilding process:
1. How fast permits must be reviewed
2. How much freedom cities and counties have to add their own building rules
In simple terms, the bill is meant to speed up construction approvals and limit regulatory delays.
Supporters say this will help lower housing costs.
Critics worry it could weaken local oversight.
Both sides raise valid points.
Part One: Faster Permit Deadlines
Right now, when a builder applies for permits, the review process can stretch on for months—sometimes longer—because:
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Plans get reviewed,
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Corrections are requested,
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The builder resubmits,
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The clock resets,
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And the process starts again.
This can happen multiple times.
HB 812 would set firm timelines:
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Local governments must review permits within a set period.
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After corrections, they must respond quickly.
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The clock cannot keep resetting.
What Builders Say
Builders argue that long delays increase costs because:
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They’re paying interest on land loans,
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They’re covering insurance and taxes,
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They’re paying staff and overhead,
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And material costs may rise during delays.
All of that gets built into the final home price.
What Critics Say
Local governments and environmental groups argue that:
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Some applications are incomplete,
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Staff is already stretched thin,
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Complex projects need time,
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Rushed reviews could miss safety or environmental issues.
Part Two: Limits on Local Building Rules
Georgia has statewide building codes.
But currently, cities and counties can add “local amendments”—extra rules that go beyond state standards.
HB 812 would require:
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Local code changes to be reviewed by the Georgia Department of Community Affairs,
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Written justification,
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State approval before they take effect.
What Builders Say
Builders say this creates consistency and prevents “rule creep” that raises costs.
They want one clear standard across the state.
What Local Governments Say
Cities and counties say local conditions matter.
Stormwater, traffic, soil conditions, and environmental risks vary from place to place.
They argue they need flexibility to protect their communities.
Who Supports and Who Opposes HB 812?
Here’s how the major groups line up:
|
Group |
Typical Position |
|---|---|
|
Republican House Sponsors |
Support – Focus on efficiency and affordability |
|
Home Builders Association of Georgia |
Support – Want faster approvals and fewer local rules |
|
Georgia Municipal Association |
Oppose/Concerned – Want local control |
|
County Commissioners |
Oppose/Concerned – Worry about staffing and complexity |
|
Environmental Groups |
Oppose/Concerned – Worry about water and land protections |
This is not a “good vs. bad” issue.
It’s a classic balance between:
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Speed and cost,
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Versus oversight and community protection.
Why This Matters to You (Even If You Never Buy New Construction)
Many people think this only affects new homes.
It doesn’t.
1. It affects resale prices
When fewer homes get built, buyers compete more for existing homes. That keeps prices higher.
New construction acts like a pressure valve for the whole market.
2. It affects neighborhood growth
Permitting rules influence:
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How fast new subdivisions appear,
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Where development happens,
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How infrastructure is funded,
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How communities evolve.
3. It affects affordability
Delays and uncertainty raise costs.
But weak oversight can create long-term problems.
The right balance matters.
What I’m Watching as a Real Estate Professional
As someone who works in this market every day, here’s what I’m paying attention to:
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Will the bill truly speed up reasonable projects?
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Will it still allow careful review of complex developments?
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Will it reduce unnecessary red tape without cutting corners?
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Will it help first-time and move-up buyers, not just large developers?
Housing affordability is real.
So is environmental protection.
So is community planning.
We need solutions that respect all three.
Why This Conversation Matters
Most consumers never hear about bills like this until after they pass.
But these policies quietly shape:
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Your home’s value,
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Your taxes,
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Your neighborhood,
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Your future housing options.
That’s why I believe in talking about them openly, without spin, without politics, and without hype.
Just facts, context, and real-world impact.
Final Thoughts
House Bill 812 represents a bigger conversation happening across Georgia and across the country:
How do we build enough housing—fast enough—without sacrificing quality, safety, and community standards?
There are no easy answers.
But informed homeowners and buyers make better decisions.
And my job is to help you stay informed.
If you ever have questions about how legislation, market changes, or development trends affect your specific neighborhood, I’m always here as a resource.
