03/16/2026
📢 INFORMATION UPDATE:
Georgia House Bill 1166 (Tiny Homes / Accessory Dwelling Units)
There has recently been a lot of discussion and some confusion online regarding Georgia House Bill 1166, which relates to tiny homes and accessory dwelling units (ADUs). We want to help provide accurate information about where this bill currently stands and what it could mean if it becomes law.
At this time, House Bill 1166 is NOT law in Georgia.
The bill has passed the Georgia House of Representatives (111–50) and moved to the Georgia State Senate on March 6, where it is currently awaiting discussion and possible revisions. The bill must still pass the Senate and be signed by the Governor before it would take effect.
What HB 1166 proposes (if passed):
The goal of the bill is to help address affordable housing by allowing homeowners to add a small accessory dwelling unit (ADU) on their property without needing local zoning approval in certain situations.
Examples could include:
• A detached in-law suite
• A small guest house
• A small apartment for an adult child or family member
However, the bill includes several important limitations:
✔ One unit only – Only one ADU per homesteaded property would be allowed.
✔ Owner-occupied requirement – The property must be homesteaded and occupied by the homeowner.
✔ Size limit – The ADU must be 400 square feet or smaller and cannot be a tiny home on wheels.
Important clarification
This bill does NOT automatically allow tiny home developments, subdivisions, or clusters of tiny homes built by developers. It is limited to a single accessory unit on an existing homesteaded property.
Current Oglethorpe County regulations:
Oglethorpe County already allows accessory dwelling units (ADUs) under our current zoning regulations. At this time, ADUs in Oglethorpe County are permitted between 450 and 800 square feet, depending on zoning and compliance with county regulations.
Local regulations would still apply
Even if this bill ultimately becomes law, properties would still need to meet state and local safety requirements, including:
• Building permits and inspections
• Health Department approval
• Septic permits and capacity requirements
• Setback requirements
• Compliance with state building codes
A Certificate of Occupancy would still be required before any structure could be legally occupied.
Current status:
HB 1166 is currently being reviewed in the Georgia Senate, where it may still be debated, amended, or changed before any final decision is made.
We will continue monitoring the progress of this legislation and will share updates if anything changes.
