14 Things to Do After You Buy a House in Georgia
Closing day is the start of the list, not the end. Here is the first month — and the first April.
Some of these are about safety and comfort. One — the homestead exemption — is worth money every year, and has a deadline that is easy to miss if you closed late in the year.
1. Change or rekey the locks
You don't know how many keys are out there. Rekey every exterior door and reset garage door codes and any smart lock.
Rekeying is often cheaper than replacing hardware. Don't forget side doors, basement doors, gates and any lockbox codes.
2. File for the homestead exemption
Apply with your county tax assessor — by April 1 in most counties — to reduce your property taxes. You must own and live in the home as your main residence on January 1 of that tax year. See the Georgia homestead exemption.
3. Keep your closing documents safe
Store your settlement statement, security deed, warranty deed copy, title policy and survey. You will need them for taxes, refinancing and resale.
Keep both paper and digital copies. Your settlement statement shows what you paid at closing, which can matter for tax purposes.
4. Confirm your deed was recorded
The closing attorney records the deed with the county clerk of superior court. Check that it appears in the county records a few weeks after closing.
5. Watch for your first mortgage statement
Your loan may be transferred to a new servicer. You will receive a written notice; confirm any payment-change request by calling a number you look up yourself.
6. Set up or transfer utilities
Power, water, sewer, gas, trash and internet. Some Georgia counties bill trash through the tax bill; others use private haulers.
Schedule transfers before closing day so power and water are on when you arrive. Ask the seller which providers serve the home if you aren't sure.
7. Update your address everywhere
Postal forwarding, driver's licence, voter registration, vehicle registration, banks and employers. Georgia asks new residents to update their licence and vehicle registration promptly.
8. Check smoke and carbon monoxide detectors
Test every one, replace batteries, and add detectors near bedrooms and gas appliances.
9. Find the shut-offs
Locate the main water shut-off, the electrical panel and the gas shut-off before you need them in a hurry.
Label the electrical panel if it isn't already labelled. Make sure everyone in the household knows where the water shut-off is.
10. Service the HVAC and change filters
Start with a clean filter and a service visit, especially before a Georgia summer.
11. Start a repair fund
A common rule of thumb is to set aside a small percentage of the home's value each year for maintenance. See hidden costs of homeownership.
12. Work through your inspection report
Make a list of the maintenance items the inspector noted and schedule them. Small fixes now prevent big ones later.
Group items by urgency: safety first, then water and moisture, then systems, then cosmetic. Some are good weekend projects; others need a licensed professional.
13. Review your first tax assessment notice
If you think the county's value is too high, you generally have 45 days from the notice date to appeal. See property taxes in Georgia.
14. Keep receipts for improvements
Improvements can affect your tax basis when you sell. Keep invoices with your closing documents.
Closed late in the year?
If you close in, say, November, you will own and live in the home on January 1 — so file for homestead in the new year before April 1. If you close in February, you missed January 1 and will file for the following year.
Common questions
When is the homestead exemption deadline in Georgia?
April 1 in most counties, for that tax year. Check your county tax assessor's site for its process.
Does the closing attorney file my homestead exemption?
Generally no. You file it yourself with the county tax assessor.
What is a security deed?
Georgia uses a security deed rather than a mortgage document to secure your loan; it gives the lender rights in the property until the loan is repaid.
Will my property taxes change after I buy?
Often. Exemptions do not carry over from the seller, and the county may reassess after a sale.
Read next
General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.