1. What is Georgia ACT?

Georgia Advancing Communities Together, Inc. (Georgia ACT) is the state’s leading membership organization exclusively dedicated to supporting, strengthening, and amplifying the work of nonprofit housing and community development organizations across Georgia. Founded in 2014 and now celebrating over a decade of impactful advocacy and service, Georgia ACT serves as the connective tissue binding together community development corporations (CDCs), affordable housing developers, service providers, housing authorities, local governments, consultants, funders, and advocates working to expand housing access and community opportunity statewide. Unlike organizations that focus narrowly on direct service delivery or single-issue advocacy, Georgia ACT operates as a network builder, capacity enhancer, and collective voice—convening diverse stakeholders, providing education and technical assistance, coordinating policy advocacy, and mobilizing civic engagement around the shared vision that all Georgia families deserve safe, stable, affordable housing in thriving, sustainable communities.

Georgia faces severe and growing affordable housing challenges that Georgia ACT was created to address systemically. Rising housing costs—driven by rapid population growth (Georgia is the 8th most populous state and one of the fastest-growing), stagnant wages for low- and moderate-income workers, gentrification and displacement pressures in urban cores (particularly metro Atlanta), limited housing production in rural areas, and insufficient public investment in affordable housing—have created a crisis affecting working families, seniors, people with disabilities, and communities of color disproportionately. Median rents in Atlanta have increased over 40% since 2020, far outpacing wage growth. Rural Georgia communities struggle with aging housing stock, limited financing options for small-scale development, and depopulation as younger residents leave for economic opportunities elsewhere. Homelessness has increased across the state, with families, veterans, and individuals with disabilities cycling through emergency shelters due to lack of permanent affordable options. Georgia ACT works to transform this landscape by building the capacity and amplifying the voice of the organizations creating affordable housing solutions on the ground—ensuring they have the training, resources, networks, and policy environment necessary to succeed and scale.

The organization’s approach is intentionally multi-dimensional, recognizing that expanding affordable housing requires simultaneous work at multiple levels: organizational capacity building (helping individual CDCs and nonprofits strengthen their development, management, financial, and leadership capabilities), network strengthening (connecting organizations across geographic and programmatic silos to share best practices, coordinate strategies, and leverage collective resources), policy advocacy (mobilizing unified advocacy for increased state and federal funding, regulatory reforms, tenant protections, and equitable development policies), and civic engagement (organizing residents, grassroots leaders, and community members to participate in policy processes and hold decision-makers accountable). This integrated approach—investing in people and organizations while simultaneously changing systems and policies—positions Georgia ACT as a uniquely comprehensive force for affordable housing expansion and community development throughout Georgia.

Core Functions & Impact Areas

Georgia ACT’s work spans four interconnected impact areas that together create a comprehensive ecosystem for affordable housing and community development success. Network Convening brings together diverse stakeholders—nonprofit developers, government officials, private sector partners, funders, researchers, advocates, and residents—through conferences, workshops, special interest group meetings, regional convenings, and online platforms, creating spaces for relationship building, knowledge exchange, strategic coordination, and collective problem-solving. Capacity Enhancement provides training, professional development, leadership coaching, technical assistance, and organizational consulting to strengthen member organizations’ ability to develop, finance, construct, manage, and preserve affordable housing and implement effective community development strategies. Policy Advocacy mobilizes unified advocacy campaigns at state and federal levels, coordinates testimony and communications, develops policy platforms and white papers, builds legislative champions, and amplifies grassroots voices to advance favorable housing policies and increased public investment. Civic Engagement organizes residents, community leaders, and stakeholders to participate in policy processes, register and educate voters, attend public hearings, share lived-experience testimony, and hold elected officials accountable—ensuring that affordable housing policy is informed by and responsive to the communities most affected.

Georgia ACT’s impact is measured not only by organizational outputs (number of trainings delivered, members served, legislative wins) but by the collective capacity and outcomes of the entire network. When Georgia ACT delivers project finance training to 50 CDC staff members, those organizations develop hundreds of affordable units. When Georgia ACT coordinates legislative advocacy resulting in increased state housing trust fund appropriations, those dollars flow to member organizations producing housing statewide. When Georgia ACT facilitates connections between a rural CDC and an urban housing authority, innovative partnerships emerge that neither organization could achieve alone. This network approach—investing in the connective tissue and shared infrastructure that enables individual organizations to thrive—generates returns far exceeding what any single organization’s advocacy or service delivery could accomplish.

2. Mission, Vision & History

Georgia ACT’s mission is to build, support, and inform a statewide network advancing equitable housing and community development throughout Georgia. The organization’s vision is that all Georgia families have access to safe, stable, affordable housing in thriving, sustainable communities—regardless of income, race, geography, age, ability, or family composition. Georgia ACT’s core values include equity and racial justice (recognizing that housing policy and community disinvestment have perpetuated systemic racism and economic inequality, and committing to dismantle those systems), collaboration and network building (believing that collective action is more powerful than isolated efforts), community-driven solutions (centering the voices, experiences, and leadership of residents and communities most affected by housing insecurity), capacity and excellence (investing in organizational strength, professional development, and sector-wide quality standards), and policy advocacy grounded in data and lived experience (pursuing evidence-based reforms amplified by authentic community voices).

History & Evolution (2014–Present)

Georgia ACT was founded in 2014 by a core group of nonprofit housing leaders, community development practitioners, and advocates who recognized that Georgia’s fragmented affordable housing sector needed a statewide membership organization to provide coordination, capacity building, and unified advocacy. At the time, Georgia lacked the strong statewide housing coalition infrastructure present in neighboring states like Florida (Florida Housing Coalition) and the Carolinas (North Carolina Housing Coalition, South Carolina Association of Community Development Corporations). Individual CDCs and housing nonprofits operated largely in isolation, with limited opportunities for peer learning, no coordinated policy voice, and insufficient access to training and technical assistance tailored to Georgia’s regulatory, financing, and political context. The founders envisioned an organization that would unite practitioners across urban/rural, racial, and programmatic divides; deliver high-quality, affordable professional development; and mobilize coordinated advocacy for increased state investment in affordable housing.

Throughout its first decade (2014–2024), Georgia ACT built organizational infrastructure, established signature programs, and demonstrated tangible value to members and stakeholders. The organization launched the Annual Fall Affordable Housing Conference, quickly establishing it as Georgia’s premier gathering for housing practitioners with hundreds of attendees annually. Georgia ACT developed training curricula on affordable housing finance, project development, property management, fair housing, community engagement, and organizational leadership. The organization secured philanthropic support from national foundations (NeighborWorks America as Presenting Sponsor, Living Cities, Enterprise Community Partners) and Georgia-based funders (Community Foundation for Greater Atlanta, Georgia Power Foundation, foundations focused on housing equity), enabling expansion of programs and staff capacity. Georgia ACT built partnerships with Georgia Department of Community Affairs (DCA), Georgia Housing and Finance Authority, local governments, academic institutions (Georgia State University, Georgia Tech), and allied advocacy organizations.

A watershed moment occurred in the early 2020s when Georgia ACT intensified its policy advocacy in response to the COVID-19 pandemic and the 2020–2021 eviction crisis. The organization coordinated member testimony and advocacy for emergency rental assistance, eviction moratoria extensions, tenant protections, and long-term affordable housing investments. Georgia ACT partnered with Georgia Appleseed, Atlanta Legal Aid, and grassroots tenant organizations to form the Georgia Housing and Homelessness Coalition (GHHC), developing a coordinated strategic advocacy plan addressing homelessness prevention, affordable housing production, tenant rights, and equitable development. This coalition-building work positioned Georgia ACT as a central convener and strategic coordinator within Georgia’s housing justice ecosystem, amplifying impact beyond its direct membership base.

In 2026, Georgia ACT achieved historic recognition when the Georgia Legislature passed House Resolution 1366 and Senate Resolution 830, officially designating February 25, 2026, as “Georgia ACT Housing Day at the Capitol” and commending the organization for its work building a thriving network of nonprofit organizations engaged in equitable housing and community development. This bipartisan legislative recognition—secured through years of relationship building, demonstrated impact, and strategic advocacy—validates Georgia ACT’s role as an indispensable statewide leader and elevates the visibility of affordable housing policy at the state level.

3. Four Strategic Pillars: Connect, Capacity, Advocacy, Engagement

Georgia ACT organizes its work through four interconnected strategic pillars that together create a comprehensive support ecosystem for Georgia’s nonprofit housing and community development sector. These pillars are not siloed program areas but mutually reinforcing strategies—networking strengthens capacity, capacity enables effective advocacy, advocacy creates policy wins that expand resources for all organizations, and civic engagement ensures that policy reflects community priorities and sustains political will. Understanding these pillars provides a clear framework for how Georgia ACT creates systemic change and collective impact across Georgia’s affordable housing landscape.

ACT Connect: Network Convening & Collaboration

ACT Connect focuses on connecting and convening CDCs, nonprofits, and stakeholders to address collective needs, share resources and best practices, and build relationships that catalyze partnerships and collaborations. Georgia ACT recognizes that nonprofit housing organizations—particularly smaller CDCs in rural and under-resourced communities—often operate in isolation, unaware of peer organizations facing similar challenges, lacking access to experienced mentors and subject-matter experts, and missing opportunities for partnership on projects, funding applications, or policy campaigns. ACT Connect breaks down this isolation through multiple convening strategies:

• Annual Fall Affordable Housing Conference: Georgia’s premier gathering of 300+ housing practitioners, featuring keynote speakers, multi-track workshop sessions, exhibits, networking receptions, awards ceremonies, and member meetings—providing comprehensive education and unparalleled relationship-building opportunities.
• Special Interest Group (SIG) meetings: Facilitated convenings of members working on specific topics (e.g., community land trusts, permanent supportive housing, rural development, resident services, fair housing) to share challenges, exchange strategies, coordinate advocacy, and develop collaborative initiatives.
• Regional convenings: Events hosted in different Georgia regions (Metro Atlanta, Southwest Georgia, Southeast Georgia, North Georgia) to engage organizations that cannot easily travel to Atlanta, address region-specific challenges, and strengthen local/regional partnerships.
• Virtual networking and learning communities: Online platforms, listservs, monthly video calls, and social media groups enabling ongoing connection, question-and-answer exchanges, resource sharing, and peer support between formal in-person convenings.
• Strategic partnerships facilitation: Georgia ACT staff identify opportunities for organizational partnerships (e.g., connecting a CDC with project development capacity to a service provider seeking housing partnerships, linking rural developers to urban technical assistance providers, matchmaking organizations with complementary geographic or programmatic strengths) and facilitate introductions, joint meetings, and partnership development.

ACT Connect generates measurable value for members: survey data shows that 78% of conference attendees report making new connections that lead to partnerships, funding referrals, or knowledge sharing within 12 months. Members credit Georgia ACT networking opportunities with enabling joint funding applications, co-development projects, shared staff positions (e.g., compliance officers serving multiple small CDCs), and coordinated service delivery that none could afford independently. By creating spaces for relationship building and knowledge exchange, ACT Connect transforms isolated organizations into a cohesive, mutually supportive network.

ACT Capacity: Training, Professional Development & Technical Assistance

ACT Capacity builds industry capacity via training, leadership and professional development opportunities, and technical assistance designed to strengthen organizational effectiveness, staff competencies, and sector-wide standards of excellence. Many nonprofit housing organizations—particularly smaller CDCs—operate with lean staffs wearing multiple hats, limited budgets for professional development, and geographic isolation from training providers and peer mentors. Georgia ACT addresses these capacity gaps through targeted, affordable, Georgia-focused programming:

• Affordable housing finance and development training: Workshops and multi-session courses on Low-Income Housing Tax Credits (LIHTC), HOME and CDBG compliance, underwriting and financial feasibility, capital stacks and subsidy layering, construction management, and project closeout—equipping staff to successfully develop, finance, and execute housing projects.
• Property management and asset management: Training on tenant selection and leasing, rent collection and arrears management, maintenance and capital planning, compliance monitoring and reporting (LIHTC, Section 8, HOME), fair housing and tenant rights, and long-term asset preservation strategies.
• Leadership development programs: Cohort-based leadership training for emerging and established CDC executives, combining content (strategic planning, board governance, fundraising, financial management, organizational development, adaptive leadership) with peer coaching, mentorship, and action learning projects.
• Organizational development consulting: Customized technical assistance to individual organizations addressing specific challenges—strategic planning facilitation, board governance improvement, financial systems strengthening, fundraising and resource development, program evaluation and impact measurement, succession planning, and merger/collaboration exploration.
• Monthly policy and advocacy webinars: Free online sessions providing updates on state and federal policy developments, legislative sessions, funding opportunities, regulatory changes, and advocacy strategies—keeping members informed and engaged.
• On-demand resources and toolkits: Downloadable templates, sample documents, policy briefs, case studies, and how-to guides available on the Georgia ACT website—providing 24/7 access to tools and information.

Georgia ACT prioritizes affordability and accessibility in all capacity-building programming: trainings are priced well below market rates, members receive significant discounts, scholarships are available for small/rural organizations and individuals with lived experience, virtual attendance options expand reach, and content is tailored specifically to Georgia’s regulatory, financing, and political context rather than generic national training. Evaluation data demonstrates strong return on investment: organizations participating in Georgia ACT capacity-building programs report increased project success rates, improved compliance scores, enhanced staff retention, and expanded development pipelines—translating training into tangible housing units and community outcomes.

ACT Advocacy: Policy & Legislative Engagement

ACT Advocacy builds a broad-based constituency of stakeholders committed to housing advocacy, identifying opportunities for collaboration and leveraging limited resources for collective impact on state and federal policy. Georgia ACT develops annual policy platforms through member input, coordinates legislative campaigns during Georgia General Assembly sessions (January–April), mobilizes grassroots advocacy (testimony, letters, calls, social media), builds bipartisan legislative champions, and partners with allied organizations (Georgia Appleseed, Georgia Budget and Policy Institute, AARP Georgia, disability advocates, tenant organizations) to advance shared priorities. Recent and ongoing advocacy priorities include:

• Increased state funding for affordable housing: Advocating for robust appropriations to Georgia Housing Trust Fund, expansion of low-income housing tax credits, increased bond authority for Georgia Housing and Finance Authority, and new dedicated revenue sources for housing production and preservation.
• Rental assistance expansion: Supporting increased funding for Housing Choice Vouchers, state-funded rental assistance programs, homelessness prevention, and rapid rehousing—recognizing that subsidies enabling affordability are as critical as production funding.
• Tenant protections and anti-displacement policies: Advocating for just-cause eviction standards, right-to-counsel in eviction proceedings, stronger habitability enforcement, anti-retaliation protections, notice requirements before rent increases, tenant opportunity-to-purchase policies, and restrictions on source-of-income discrimination.
• Zoning and land-use reforms: Supporting legislation enabling accessory dwelling units (ADUs), reducing parking mandates, streamlining affordable housing approvals, allowing multi-family housing by right in transit-rich areas, and removing regulatory barriers to affordable housing development.
• Community land trust (CLT) support: Advocating for CLT enabling legislation, tax incentives, dedicated funding, public land disposition priority for CLTs, and technical assistance programs supporting CLT formation and capacity building.
• Federal advocacy: Coordinating with national partners (National Low Income Housing Coalition, National Council of State Housing Agencies, NeighborWorks America) to advocate for increased HUD appropriations, LIHTC improvements, Fair Housing Act enforcement, and federal policies supporting state and local affordable housing initiatives.

Georgia ACT’s advocacy is distinguished by its bipartisan approach and broad coalition building. Rather than framing affordable housing as a partisan issue, Georgia ACT emphasizes shared values—economic development and workforce housing attracting businesses to Georgia, fiscal responsibility and cost-effectiveness of preventing homelessness and housing instability, family stability and educational outcomes for children in stable housing, healthy communities and public health linkages to housing, and veteran support ensuring those who served have homes. This values-based, data-driven advocacy builds Republican and Democratic champions, rural and urban coalitions, and business and grassroots support—creating durable political will for affordable housing investment.

ACT Engagement: Civic Participation & Community Organizing

ACT Engagement builds civic engagement among Georgians for equitable housing and community development, recognizing that sustainable policy change requires not only organizational advocacy but also grassroots organizing, resident leadership, voter participation, and community accountability. Georgia ACT’s civic engagement work includes voter registration and education drives connecting housing to electoral politics, resident organizing training equipping residents of affordable housing and underserved communities with advocacy skills, community conversations and listening sessions creating spaces for residents to share experiences and shape policy priorities, coalition building with tenant unions, faith communities, student groups, and grassroots organizations, and amplifying lived-experience voices ensuring that policy debates center the experiences of people directly affected by housing insecurity, eviction, homelessness, and displacement.

Notable civic engagement initiatives include partnerships with grassroots tenant organizations to mobilize residents for Housing Day at the Capitol testimony and legislative visits, “Know the Vote: Community Conversation” forums educating residents about housing ballot measures and candidate positions on housing policy, “Truth Behind the Keys” workshops conducted in partnership with NAACP chapters educating Black homebuyers about predatory lending, discriminatory appraisal practices, and homeownership barriers, and support for community organizing campaigns addressing displacement, gentrification, and tenant rights in rapidly changing neighborhoods (particularly Atlanta’s West Side, Old Fourth Ward, and South Downtown). By investing in grassroots organizing and resident leadership, Georgia ACT ensures that affordable housing advocacy is grounded in and accountable to communities most affected.

4. Housing Day at the Capitol

Georgia ACT Housing Day at the Capitol is the organization’s signature annual advocacy event, bringing together nonprofit housing leaders, residents with lived experience, advocates, and community stakeholders for a day of legislative education, advocacy training, and direct engagement with elected officials at the Georgia State Capitol in Atlanta. The 2026 Housing Day—held February 25, 2026 at Central Presbyterian Church Tull Fellowship Hall (near the Capitol) from 8:00 AM to 2:00 PM—is particularly significant because it is the first Housing Day officially recognized by the Georgia Legislature via House Resolution 1366 and Senate Resolution 8 30, elevating the event from a grassroots organizing activity to an institutionalized legislative observance.

2026 Housing Day: Program & Schedule

Housing Day at the Capitol is a free event (registration required but no admission fee) that includes continental breakfast, lunch, materials, and parking/transit support, removing financial barriers to participation. The day’s agenda is designed to equip participants with knowledge, tools, and confidence to effectively advocate for affordable housing policy during the legislative session. The program typically includes:

• Morning plenary session (8:00–10:30 AM): Legislative updates on bills affecting affordable housing, rental assistance, tenant protections, and community development; policy briefings on Georgia ACT’s priority legislation and advocacy goals; keynote address from a legislative champion or housing policy leader; overview of the Georgia legislative process and effective advocacy strategies.
• Advocacy training workshops (10:30 AM–12:00 PM): Small-group sessions teaching participants how to schedule and conduct legislative meetings, share personal housing stories effectively, frame policy asks for different audiences (Republican vs. Democratic lawmakers, rural vs. urban districts), respond to questions and objections, and follow up after initial contacts. Training includes role-play practice and message refinement.
• Working lunch with legislative champions (12:00–1:00 PM): Informal networking and relationship building with state senators and representatives who champion affordable housing—providing opportunities for participants to introduce themselves, express gratitude for past support, and discuss constituents’ housing challenges and policy priorities.
• Afternoon Capitol visits and testimony (1:00–2:00 PM): Participants walk to the Capitol for pre-scheduled meetings with their legislators and/or committee testimony on priority bills. Georgia ACT staff coordinate scheduling, provide maps and materials, and offer on-site support navigating the Capitol and engaging with legislative staff.

Housing Day attracts 200+ participants annually, representing all Georgia regions and diverse housing stakeholder groups—CDC executives and staff, affordable housing developers, property managers, service providers, housing authority staff, local government officials, residents of affordable housing (homeowners and renters), people with lived experience of homelessness, students, faith leaders, and advocates. This diversity is strategic: legislators hear from constituents across the political and geographic spectrum—working-family homebuyers in suburban Gwinnett County, rural seniors struggling with housing costs in South Georgia, veterans experiencing homelessness in Columbus, single mothers facing eviction in Savannah, disability advocates from Augusta, and small-town mayors seeking community development resources. The breadth of voices demonstrates that affordable housing is not a narrow interest-group issue but a statewide concern affecting all Georgians.

Impact & Legislative Recognition

Housing Day’s impact extends beyond the single-day event. Relationships built at Housing Day lead to ongoing constituent-legislator communication throughout the session and between sessions. Testimony delivered at Housing Day appears in committee hearing records and media coverage, shaping public discourse. Legislators credit Housing Day participants with educating them about housing challenges in their districts and helping them understand how state policy affects real families. The 2026 legislative recognition of Housing Day—House Resolution 1366 and Senate Resolution 830, passed with bipartisan support—represents a watershed moment, transforming Housing Day from a grassroots advocacy gathering into an officially designated observance on the legislative calendar. This recognition creates institutional memory and recurring opportunities, ensuring that affordable housing receives annual legislative attention and that Housing Day becomes a sustained, multi-year advocacy platform rather than an occasional event.

To register for Housing Day at the Capitol or future events, visit georgiaact.org and check the “Events” or “Upcoming Events” section for registration links, agendas, and participant information. Organizations interested in bringing resident groups or staff teams should contact Georgia ACT directly to coordinate group registration and support.

5. Annual Fall Affordable Housing Conference

The Georgia ACT Annual Fall Affordable Housing Conference is Georgia’s premier gathering for affordable housing and community development practitioners, bringing together 300+ participants for a full day of plenary sessions, breakout workshops, networking opportunities, exhibits, and recognition of sector achievements. Held annually in October in Atlanta, the conference serves as the primary professional development, information exchange, and community-building event for Georgia’s nonprofit housing industry. Past conferences have been hosted at venues such as Atlanta Metropolitan State College (1630 Metropolitan Pkwy, SW), with NeighborWorks America serving as Presenting Sponsor and dozens of exhibitors showcasing products, services, and resources for housing organizations.

Conference Format & Content

The Annual Fall Conference typically features a mix of national keynote speakers (leaders from HUD, national housing intermediaries, renowned researchers, political figures), state and local policy updates (Georgia Department of Community Affairs, Georgia Housing and Finance Authority, Atlanta Housing Authority, elected officials), multi-track workshop sessions organized by audience (developers, property managers, service coordinators, advocates, board members) and topic (finance, compliance, resident services, policy, equity, community engagement), peer learning and case study presentations showcasing innovative Georgia projects and programs, exhibitor hall with 30+ booths featuring lenders, developers, consultants, technology providers, service agencies, and government programs, networking receptions and lunches providing structured and informal relationship-building opportunities, and awards ceremony recognizing outstanding affordable housing projects, exemplary practitioners, and organizational achievements.

Workshop topics in recent years have included Low-Income Housing Tax Credit (LIHTC) basics and updates, HOME and CDBG compliance hot topics, property management best practices and tenant retention strategies, capital needs assessments and long-term asset preservation, resident services and supportive housing integration, community land trust development and governance, equitable transit-oriented development, climate resilience and green building, fair housing and affirmatively furthering fair housing (AFFH), diversity, equity, and inclusion (DEI) in organizational leadership and development practice, tenant organizing and resident engagement, trauma-informed housing and services, policy advocacy skills and legislative strategy, and fundraising and resource development for CDCs.

Conference registration is typically offered at tiered rates: members receive significant discounts, early-bird pricing is available for advance registration, group rates are offered for organizations sending multiple staff, and scholarships and complimentary registrations are provided for residents with lived experience, small/rural organizations with limited budgets, and students. Georgia ACT prioritizes accessibility and inclusion, offering virtual attendance options for select sessions (particularly policy updates and keynotes), providing ASL interpretation and closed captioning upon request, ensuring physical accessibility at conference venues, and offering scholarships to reduce financial barriers.

Value Proposition & Participant Outcomes

The Annual Fall Conference delivers multiple forms of value that justify the investment of time and registration fees. Professional development provides 6–8 hours of high-quality training and education tailored to Georgia’s housing context, often meeting continuing education requirements for certifications (Certified Property Manager, Housing Credit Certified Professional, etc.). Networking creates opportunities to meet peers from across Georgia, identify potential partners for joint projects or shared services, connect with funders and government officials, and build relationships that facilitate ongoing knowledge exchange and problem-solving throughout the year. Information access delivers concentrated updates on policy changes, funding opportunities, regulatory developments, and best practices in a single day—information that would require dozens of hours to gather independently. Community and belonging provide a sense of connection to a larger movement and validation that one’s work matters and is part of a collective effort to transform Georgia communities. Inspiration and motivation combat the isolation and burnout common in affordable housing work by showcasing successes, celebrating achievements, and reinforcing shared purpose.

Evaluation surveys consistently show that 92% of conference attendees rate the event “good” or “excellent”, 85% report learning something they will apply immediately in their work, 78% make new contacts that lead to partnerships or collaborations, and 68% identify funding or resource opportunities they were previously unaware of. These outcomes translate into enhanced organizational capacity, expanded housing production, improved property management, and strengthened policy advocacy—making the Annual Conference a high-return investment for participants and Georgia communities alike.

To register for upcoming Annual Fall Affordable Housing Conferences, monitor georgiaact.org for announcements typically posted in summer, with registration opening in August and early-bird rates available through September. The 2025 conference was held October 1, 2025; the 2026 conference date will be announced on the website and via Georgia ACT member communications.

6. Capacity Building & Technical Assistance

Georgia ACT’s capacity-building work extends beyond one-time trainings and conferences to include sustained, customized technical assistance and organizational development support designed to strengthen the long-term effectiveness, sustainability, and impact of member CDCs and nonprofit housing organizations. This work recognizes that building a strong, thriving affordable housing sector requires not only skilled individuals but also robust organizations with sound governance, financial systems, strategic direction, and adaptive leadership. Georgia ACT’s capacity-building approach is tailored, relationship-based, and responsive to individual organizational needs and contexts rather than one-size-fits-all programming.

Organizational Development Consulting

Georgia ACT provides direct organizational development consulting to member CDCs and nonprofits addressing specific capacity challenges. Common areas of support include strategic planning facilitation, board governance strengthening, financial management systems improvement, executive leadership coaching, succession planning, fundraising and resource development strategy, organizational assessment and gap analysis, program evaluation and impact measurement, staff professional development plans, and merger, collaboration, or partnership exploration. Consulting engagements are structured as multi-month projects with clear goals, deliverables, timelines, and accountability mechanisms, ensuring that support produces tangible outcomes rather than generic advice. Georgia ACT leverages its network to connect organizations with specialized consultants, peer mentors, and pro bono professional services (legal, accounting, strategic communications, technology) that augment staff capacity.

For example, a small rural CDC struggling with board engagement and fundraising might receive a six-month capacity-building engagement including board governance training, development of fundraising plans and materials, coaching on donor cultivation and stewardship, facilitation of board-staff strategic planning retreat, and connection to philanthropic funders interested in rural community development. The result: a more engaged board, diversified revenue streams, clearer strategic direction, and enhanced organizational sustainability enabling the CDC to expand its housing production and community impact.

Leadership Development Programs

Georgia ACT offers cohort-based leadership development programs for emerging and established CDC executives, combining content learning, peer support, and action learning projects. These programs recognize that effective affordable housing leadership requires not only technical knowledge (finance, development, compliance) but also adaptive leadership skills (navigating complexity and ambiguity, building coalitions, managing conflict, fostering equity and inclusion, communicating vision, leading change). Leadership programs typically span 6–12 months with monthly in-person or virtual sessions, readings and assignments between sessions, individual coaching or mentorship pairings, cohort peer support and problem-solving, action learning projects applying concepts to participants’ organizational challenges, and alumni networks providing ongoing connection and support after program completion.

Leadership curricula cover topics such as strategic thinking and visioning, organizational culture and team building, board-executive partnership, financial acumen and sustainability, fundraising and stakeholder engagement, equity and racial justice in organizational practice, policy advocacy and public leadership, personal resilience and self-care, and succession planning and next-generation leadership. Facilitators include experienced CDC executives, national housing leaders, organizational development experts, and specialists in leadership, equity, and community development. Scholarships and subsidized tuition ensure accessibility for leaders from under-resourced organizations.

Technical Assistance Networks & Peer Learning

Georgia ACT facilitates peer learning networks and technical assistance exchanges enabling members to access expertise and support from fellow practitioners. Special Interest Groups (SIGs) convene members working on specific topics or facing shared challenges—for example, a Community Land Trust SIG brings together CDCs exploring or implementing CLT models to share legal structures, governance practices, ground lease templates, resale formulas, financing strategies, and community engagement approaches. A Resident Services SIG connects service coordinators and supportive housing providers to discuss trauma-informed care, evidence-based interventions, partnerships with healthcare and behavioral health systems, and funding strategies for services in affordable housing.

Georgia ACT also coordinates organizational mentoring and peer-to-peer technical assistance, matching experienced CDCs with newer or struggling organizations for guided learning, site visits, template and document sharing, and problem-solving support. For instance, an urban CDC with strong LIHTC development capacity might mentor a rural CDC navigating its first tax credit project, providing underwriting review, application feedback, partnership structuring advice, and construction oversight guidance. This peer-to-peer model leverages the sector’s collective wisdom and creates reciprocal relationships (mentors report learning from mentees’ innovation and community-grounded approaches) while building durable networks of mutual support.

7. Policy Advocacy & Legislative Priorities

Georgia ACT’s policy advocacy work mobilizes unified action around a shared legislative platform developed annually through member input, stakeholder consultation, and strategic analysis of political opportunities and community needs. Georgia ACT advocates for a more favorable policy environment for the nonprofit housing industry at both state and federal levels, engaging executive and legislative branches, key stakeholders, and allied organizations. The organization’s advocacy is grounded in three core strategies: coalition building (uniting diverse voices—affordable housing developers, tenant advocates, disability rights organizations, faith communities, labor unions, business groups—around shared priorities), data and storytelling (combining rigorous research quantifying housing need and policy impact with authentic personal narratives from residents experiencing housing insecurity), and bipartisan relationship building (cultivating champions across the political spectrum by framing affordable housing through multiple values lenses—economic development, fiscal responsibility, family stability, veteran support, public health).

2026 State Legislative Priorities

Georgia ACT’s state policy priorities for 2026 reflect urgent needs identified by members and communities statewide. Increased state affordable housing funding includes advocating for robust General Fund appropriations to the Georgia Housing Trust Fund for the Homeless (which supports homeless services and transitional/permanent supportive housing), expansion of state low-income housing tax credits to leverage federal credits and fill financing gaps, increased bond authority for Georgia Housing and Finance Authority to finance affordable rental and homeownership developments, and creation of new dedicated revenue streams (such as real estate transfer fees, linkage fees, or a portion of hotel/motel taxes) for affordable housing. Rental assistance and homelessness prevention advocacy focuses on state-funded rental assistance programs (modeled on federal Housing Choice Vouchers) to serve extremely low-income households not reached by limited federal vouchers, emergency rental assistance and eviction prevention funding to help families facing temporary financial crises avoid homelessness, rapid rehousing resources moving people from homelessness into permanent housing quickly, and coordinated entry and homeless management information systems (HMIS) supporting efficient, data-driven homelessness response.

Additional priorities include tenant protections and housing stability policies (just-cause eviction standards requiring landlords to demonstrate legitimate reasons for evictions, right-to-counsel ensuring tenants have legal representation in eviction proceedings, longer notice periods before rent increases and evictions, anti-retaliation protections preventing landlords from punishing tenants who assert rights or organize, habitability enforcement and tenant remedy procedures), land-use and zoning reforms (enabling legislation for accessory dwelling units, reducing minimum lot sizes and parking requirements, streamlining affordable housing approvals, allowing multi-family housing by right near transit, protecting and expanding inclusionary zoning authority), community land trust support (CLT enabling legislation, tax benefits, dedicated funding, public land disposition priority), and equitable development and anti-displacement measures (resident opportunity-to-purchase ordinances, affordable housing preservation incentives, community benefits agreements, tenant relocation assistance requirements).

Federal Advocacy & National Partnerships

Georgia ACT coordinates federal advocacy through partnerships with national organizations including National Low Income Housing Coalition (NLIHC), National Council of State Housing Agencies (NCSHA), NeighborWorks America, Enterprise Community Partners, Local Initiatives Support Corporation (LISC), and coalition campaigns such as Opportunity Starts at Home (a multi-sector campaign linking housing to health, education, economic mobility, and community wellbeing). Federal priorities include increased HUD appropriations (Housing Choice Vouchers, HOME Investment Partnerships Program, Community Development Block Grants, Continuum of Care homeless assistance, Fair Housing Initiatives Program), Low-Income Housing Tax Credit improvements (expanding allocation authority, extending affordability periods, lowering private activity bond thresholds, creating a minimum 4% credit floor), Federal Housing Administration (FHA) mortgage insurance reforms supporting affordable homeownership, Fannie Mae and Freddie Mac affordable housing goals and duty-to-serve mandates, and fair housing enforcement and disparate impact protections.

Georgia ACT coordinates Georgia delegation engagement, facilitating member meetings with U.S. Senators and Representatives during congressional recesses, submitting written testimony and comment letters on federal rulemakings, mobilizing grassroots advocacy (emails, calls, social media) on time-sensitive federal legislation, and participating in national lobby days and fly-ins to Washington, DC. This federal advocacy amplifies state-level impact: increased federal funding flows through Georgia agencies and nonprofits to produce housing statewide, while federal regulatory improvements reduce barriers and costs for Georgia developers.

8. Civic Engagement & Community Organizing

Georgia ACT’s civic engagement work recognizes that sustainable, equitable housing policy requires not only organizational advocacy and legislative relationships but also grassroots power, resident leadership, and community accountability. Civic engagement programs organize residents, community members, and stakeholders to participate in democratic processes—registering and voting, attending public hearings and community meetings, sharing lived-experience testimony, organizing tenant associations and community groups, and holding elected officials accountable to campaign promises and constituent needs. This work is grounded in principles of racial justice, community self-determination, and power building—centering the voices and leadership of people most affected by housing insecurity and displacement, particularly Black, Indigenous, Latinx, immigrant, low-income, and marginalized communities.

Voter Registration & Education

Georgia ACT conducts voter registration drives and voter education initiatives connecting housing to electoral politics and building a politically engaged affordable housing constituency. Voter registration efforts target residents of affordable housing, participants in housing programs, homeless services clients, and community members in underserved neighborhoods—populations with lower-than-average registration and turnout rates but high stakes in housing policy. Georgia ACT partners with CDCs, tenant associations, faith communities, and grassroots organizations to conduct registration at community events, housing developments, service sites, and door-to-door canvassing. Voter education includes candidate forums on housing issues, voter guides comparing candidates’ positions on affordable housing, social media campaigns highlighting housing ballot measures and legislative races, and non-partisan “Know the Vote” community conversations explaining how housing policy is shaped by elected officials and ballot measures.

Recent “Know the Vote: A Community Conversation” forums (hosted during 2024 election cycle) brought together residents, advocates, and local candidates for facilitated discussions on affordable housing challenges and policy solutions, enabling residents to hear directly from candidates and assess their commitment to housing justice. Post-forum surveys showed that 68% of resident participants reported increased understanding of how elections affect housing policy and 82% said they were more likely to vote informed by housing priorities—demonstrating that civic engagement builds both knowledge and political participation.

Resident Organizing & Leadership Development

Georgia ACT supports resident organizing and leadership development initiatives equipping affordable housing residents, tenants, and community members with advocacy skills, organizing tools, and networks to drive change in their communities and at state policy levels. Resident organizing training covers tenants’ rights and fair housing law, effective advocacy and public speaking, media engagement and storytelling, coalition building and partnership development, campaign strategy and planning, and navigating government and policy processes. Training participants practice skills through action projects—organizing tenant associations in their housing developments, testifying at city council or county commission meetings, participating in Housing Day at the Capitol legislative visits, speaking at press conferences and rallies, and leading community meetings on housing issues.

Georgia ACT collaborates with grassroots tenant organizations, resident councils in public and affordable housing, and community organizing groups to amplify resident voices and support resident-led campaigns. For example, Georgia ACT provided training and coordination support for a resident-led campaign advocating for repairs and improved conditions in a distressed affordable housing development, resulting in property owner investment in capital improvements and formation of an ongoing resident council with formal input into property management decisions. These resident-centered approaches ensure that affordable housing advocacy is grounded in and accountable to the communities it aims to serve.

Community Conversations & Coalition Building

Georgia ACT facilitates community conversations, listening sessions, and coalition-building initiatives creating spaces for dialogue, relationship building, and collective action across diverse constituencies. Community conversations provide structured opportunities for residents, advocates, service providers, government officials, and other stakeholders to share experiences, identify shared priorities, surface tensions and conflicts, build trust and relationships, and develop collaborative strategies. Topics have included gentrification and displacement in rapidly changing Atlanta neighborhoods, housing challenges facing rural Georgia communities, barriers to homeownership for Black and Latinx families, housing needs of people with disabilities, intersection of housing and health care, and climate resilience and affordable housing.

Georgia ACT’s coalition-building work includes partnerships with Georgia Appleseed (legal advocacy and policy research), Georgia Budget and Policy Institute (budget analysis and economic justice), AARP Georgia (senior housing and aging in place), disability advocacy organizations (accessible and supportive housing), faith-based social justice networks (moral framing and congregational organizing), labor unions (workforce housing and prevailing wage), and environmental and smart growth groups (transit-oriented development and climate resilience). These cross-sector coalitions broaden the base of support for affordable housing, bring diverse perspectives and strategies, and demonstrate that housing is connected to multiple policy domains and community priorities—building political power and momentum for transformative change.

9. Membership Benefits & How to Join

Georgia ACT membership is open to nonprofit housing and community development organizations, government agencies, consultants, service providers, financial institutions, individuals, and other stakeholders committed to advancing equitable housing and community development in Georgia. Membership provides tangible benefits while contributing to collective capacity and advocacy impact that benefits the entire Georgia housing sector. By joining Georgia ACT, members gain access to resources, networks, and policy influence while supporting the organization’s mission to build a statewide network advancing housing equity and community opportunity.

Membership Benefits

Georgia ACT members receive a comprehensive package of benefits designed to strengthen organizational capacity, expand networks, and amplify policy influence:

• Reduced rates for Annual Conference and workshops: Members receive significant discounts on registration for the Fall Affordable Housing Conference and all Georgia ACT training events, typically saving $100–$300 annually—membership pays for itself for organizations sending multiple staff to events.
• Policy and advocacy representation: Georgia ACT represents member priorities in legislative advocacy, coordinates testimony and communications, builds legislative champions, and mobilizes campaigns advancing shared policy goals—amplifying member voices at state and federal levels.
• Networking and partnership opportunities: Members access peer networks, Special Interest Groups, regional convenings, online communities, and facilitated introductions to potential partners, funders, and collaborators—building relationships that catalyze joint projects, shared services, and knowledge exchange.
• Training and professional development: Members receive priority access to Georgia ACT training programs, leadership development cohorts, and technical assistance opportunities—building staff competencies and organizational capacity at affordable rates.
• Communications and information: Members receive regular email newsletters, policy alerts, funding opportunity notifications, regulatory updates, and resource digests—staying informed about developments affecting Georgia affordable housing without monitoring dozens of information sources.
• Technical assistance and consulting: Members receive priority access to Georgia ACT organizational development consulting, project-specific technical assistance, document and template sharing, and connections to specialized consultants and pro bono services.
• Visibility and recognition: Members are listed on the Georgia ACT website, recognized in communications and events, profiled in case studies and success stories, and eligible for annual awards recognizing outstanding projects and practitioners.
• Voice in organizational governance: Members participate in Georgia ACT governance through annual membership meetings, policy committee service, strategic planning input, and board nominations—shaping organizational direction and priorities.

Membership Categories & How to Join

Georgia ACT offers multiple membership categories with dues scaled to organizational type and capacity. Specific membership fees are detailed in the membership application available at georgiaact.org (check “Membership” or “Join” section). Common categories include nonprofit organization membership (for CDCs, housing developers, service providers, advocacy organizations), government/public agency membership (for housing authorities, local government departments, regional commissions), corporate/consultant membership (for consultants, developers, financial institutions, legal/accounting firms, construction companies), and individual membership (for practitioners, students, advocates, and individuals supporting Georgia ACT’s mission). Many organizations find that membership is a high-return investment: the combination of conference discounts, training access, policy representation, and networking opportunities produces value exceeding dues multiple times over.

To join Georgia ACT, visit georgiaact.org and navigate to the “Membership” or “Join” page, where you will find a downloadable membership application PDF and/or online membership form. Complete the application with your organizational or individual information, select your membership category, and submit with payment (check, credit card, or electronic transfer depending on options provided). Questions about membership, benefits, dues structure, or the application process can be directed to Georgia ACT staff via the contact information on the website or by calling the office. Georgia ACT welcomes new members year-round and prorates dues for organizations joining mid-year.

10. Frequently Asked Questions (FAQ)