Sample report — illustrative only. Fictional Georgia property used for demonstration.

Sample report — Georgia

Peachtree Bluff at Atlanta, GA

138-unit garden-style HOA, built 2008

Overall riskModerate

The declaration opts the community into POAA so statutory protections apply, but no reserve study has been commissioned and the SB 406 registration regime begins January 2027. Master coverage meets the O.C.G.A. §44-3-107 limits but the wind/hail deductible has crept toward 3%. The HOA resale package depends on what the seller provides — Georgia has no statutory disclosure for HOA resales.

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Key findings

Georgia-specific findings

Elevated

Operating Budget, lines 30–32 + O.C.G.A. §44-3-107

No reserve study; budget reserve line at 4% of dues

What we found: Operating budget shows a $42,000 annual reserve contribution against $1.05M in dues — roughly 4% of operating revenue. No formal reserve study has ever been commissioned. Reserve balance is approximately $186,000 against an estimated $1.4M of 10-year capital exposure (roof, siding, paving).
Why it matters: Georgia statute requires the budget to include a reserve line but does not require a study or any funding level. The legal compliance bar is low; the financial-exposure bar is not. Capital work in this community will arrive as special assessments unless funding changes.
What to ask: What's the board's planning horizon for roof, siding, and paving replacement? Will the board commission a study before any large-cycle item is hit?

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Moderate

Master Policy Declarations, line 11

Wind/hail deductible at 3% — rising with each renewal

What we found: Wind/hail deductible at 3% of insured value ($420,000 against $14M of replacement cost). Two years ago the deductible was 1%. The carrier remains an admitted Georgia insurer but the renewal increased premiums 22%.
Why it matters: Atlanta-metro tornadoes and severe convective storms keep moving Georgia wind/hail deductibles upward. The trend matters for both special-assessment exposure and HO-6 loss-assessment coverage sizing.
What to ask: What's the 3-year deductible trajectory? Has the carrier indicated continued admitted-market coverage for the next cycle?

Concerned about this finding on your documents?

Moderate

Declaration, recital 4 + Board Minutes 2026-02-18

POAA opt-in confirmed; SB 406 registration preparation underway

What we found: Declaration explicitly opts the community into the Property Owners' Association Act, so POAA statutory protections apply. Board minutes show registration preparation for SB 406 (effective January 1, 2027) is in progress — the management company is coordinating.
Why it matters: POAA opt-in is meaningful — many Georgia HOAs do not opt in and operate outside the statute. SB 406 readiness is a governance signal worth checking; boards deferring engagement may not be ready by the effective date.
What to ask: What's the board's SB 406 timeline? Will the registration filing include the dues and foreclosure-notice disclosures the Act requires?

Concerned about this finding on your documents?

Low

Seller Disclosure Packet + O.C.G.A. §44-3-232

No HOA statutory resale disclosure — seller-provided package adequate

What we found: Georgia HOA statute does not require a statutory resale package. Seller voluntarily provided declaration, current budget, dues statement, and 2 years of meeting minutes. The 6-month / $2K super-lien is clean for this unit.
Why it matters: What you receive on resale depends entirely on the seller's willingness. Many Georgia HOA buyers get materially less. The 6-month super-lien limits foreclosure-related title exposure when current.
What to ask: Will the seller provide the most recent annual financial statement and master policy declarations page in addition to the basic package?

Concerned about this finding on your documents?

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