House Bill 1121 by Rep. Bethany Ballard (R-Warner Robins) aims to strike a balance between property owners' rights and the authority of local governments to regulate short-term rentals. The legislation states that no local regulation can prohibit or effectively prohibit the use of a property as a short-term rental unit - if the property owner had already advertised it as such to the public before the local regulation's effective date. There are two conditions under which the grandfather clause applies: either the local governing body had already approved such use under a specific regulation for short-term rental units or, if there was no such regulation in effect, and all applicable taxes were remitted for at least six months within the twelve-month period of the effective date of the new regulation. If a property owner sells, leases, or transfers the property used as a short-term rental unit, the new owner may become subject to the current local regulations. Local governing bodies cannot suspend or prohibit the continued use of a property as a short-term rental unit except under specific circumstances. Suspension can occur if a property repeatedly violates generally applicable local laws (at least three separate times) due to its operation as a short-term rental unit. With this being the case, the proposed legislation allows for an operator of a short-term rental unit to remedy said violations and then continue operation. Suspension can also occur if the property owner fails to obtain or maintain a required permit or pay the necessary fees. In relation to the ‘three strikes,’ all complaints made to a local governing body regarding short-term rental units must be in writing and sworn under oath or affirmation. Individuals adversely affected by a local regulation that violates this proposed legislation can bring legal action against the local governing body in the superior court.