Growth may be booming across Georgia, yet getting new housing approved often feels like running an obstacle course designed by politics, not policy. Simon Bloom, founding partner of Bloom Parham LLP, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to pull back the curtain on the zoning battles shaping what gets built, where and at what cost. During this episode on “Unbridled Politics,” he will discuss the political and procedural challenges shaping zoning and land use in Georgia. Drawing on decades of experience representing builders and developers, he explains why projects often get caught in red tape, why build-to-rent (BTR) housing is targeted and how Georgia’s fragmented local government contributes to inefficiency and higher housing costs.

Bloom emphasized that zoning decisions in Georgia are driven less by technical merit than by politics:

“If a politician or public official wants your project, it’s going to go forward,” said Bloom. “And if he or she doesn’t, it isn’t. The merits sometimes get lost in just a matter of pure politics.”

Developers face a range of hurdles, from rezoning denials to conditional-use permits and administrative slowdowns. Routine actions, such as delaying final plats or withholding building permits, can derail projects entirely. Litigation is sometimes necessary, not as a first resort, but to ensure local governments follow proper procedures.

Public opposition adds another layer of complexity. Organized neighborhood groups and homeowners now have unprecedented access to local meetings through streaming platforms and social media. While this transparency increases accountability, it can also make officials more cautious, further complicating development efforts.

Build-to-rent (BTR) projects face particular scrutiny, even as the demand for affordable rental housing continues to grow.

“The cities and counties that say they need affordable housing are doing everything in their power to make it unaffordable and causing gentrification,” said Bloom. “They are driving the folks that they want to be living in their communities out into ‘the sticks.’”

Part of the paradox lies in administrative inefficiencies and local mandates that increase cost and complexity. For example, some counties require side-entry garages in high-density developments—a design choice that increases lot sizes and, in turn, raises prices for buyers and renters. Add to that the need for detailed engineering studies, repeated public hearings and permit fees, and BTR builders and developers face substantial “chase costs” long before construction begins.

Legislative solutions to streamline zoning and clarify local requirements have progressed slowly. Efforts to limit local control over architectural standards or to prevent bans on BTR have made modest gains. State lawmakers often consider input from local governments, which influences the pace and scope of reforms. Meanwhile, impact fees—sometimes adding thousands of dollars to individual projects—remain a factor that can increase costs and create differences across communities.

On a larger scale, Bloom identifies Georgia’s large number of local governments as a source of inefficiency. The state has 159 counties and 500 cities, each with separate planning departments, zoning boards and codes. This patchwork of rules forces engineers, lawyers and developers to navigate vastly different requirements across municipalities, slowing housing production and driving up costs.

Bloom encourages builders and developers to engage early with district commissioners or council members and maintain transparent communication with neighbors and planning staff. Understanding how “district-friendly” voting works, where council members often follow the lead of their district commissioner, can help projects move forward more efficiently.

Bloom said, “Without your district commissioner championing your rezoning, your chances of success are much lower.”

Tune in to the full episode to hear Simon Bloom discuss how politics and local regulations shape Georgia housing zoning and to learn what builders and developers can do to navigate these challenges. Learn more about Bloom Parham LLP at https://BloomParham.com.

Bloom Parham provides business owners with the litigation and counsel needed to succeed in real estate and related business disputes, including property development, leasing and commercial transactions. Founded in 2007, the firm delivers high-quality legal support with the full range of services clients expect from a large firm, but in the accessible, personalized environment of a boutique practice. Clients build long-term relationships with trusted advisors who understand both their real estate ventures and unique legal challenges. With a commitment to exceptional results and a supportive workplace, Bloom Parham empowers clients while maintaining a strong presence in the community.

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