Georgia has long earned a reputation as one of the most welcoming countries for digital nomads, entrepreneurs, and expats. The famous one-year visa-free stay has turned Tbilisi into a global hub for relocation.
However, the rules of the game are gradually evolving. Recent amendments to the law "On the Legal Status of Foreigners and Stateless Persons" introduce a whole range of new control measures. Legal jargon in official sources can often be intimidating, but in practice, everything is much clearer.
The Flip Flat team has carefully studied the original text of the law and broken down all the changes. Let’s explore how the new rules will affect your life, business, and housing in Tbilisi.
1. Real Estate and the D5 Visa: Abolition of Annual Property Valuation and Protection from Fines
Buying property remains one of the most reliable ways to legalize your stay in Georgia for the long term. While rumors floated online about an increase in the investment threshold, the official financial criteria remain unchanged:
- Short-term residence permit based on real estate / D5 Immigration Visa: Issued upon purchasing real estate valued at $100,000 or more.
- Permanent (Investment) Residence Permit: Available for long-term economic investments or real estate purchases totaling $300,000 or more.
What changed for the better:
- Abolition of annual audits: Now, when renewing a residence permit or a D5 visa based on the same apartment, you do not need to hire an appraiser again and pay for a re-valuation. If you retain ownership of the property, the original valuation is automatically accepted by the Public Service Hall (Justice House).
- Legal status while waiting: While the administrative process for renewing D3, D5, or D6 visas is underway, your stay in the country is considered completely legal. You are fully exempt from fines, and you cannot be deported before a final decision is made.
2. Certificate of Legal Stay: A New Reality for Rentals and Banks
This is perhaps the most critical update that will affect absolutely all expats, including those who simply rent housing. Georgia is introducing an official document called the "Certificate of Lawful Ground for Stay in the Country," issued by the Service Agency of the Ministry of Internal Affairs (MIA).
- Why is it needed? The state is approving a list of public and private services (excluding emergency medical care) for which you may be required to provide this certificate. The Government of Georgia will determine the specific list of public and private services through a separate decree. It will likely cover banking, registration, and certain contractual procedures, though the final list has not yet been published.
- Strict rule: If you fail to provide this certificate upon request, any institution or utility company is officially obliged to deny you service.
3. Special Conditions for the IT Sector and Freelancers
If you plan to obtain or renew a temporary residence permit based on employment in the information technology sector (either as an individual entrepreneur with a small business status or a salaried employee of an international company), the state is introducing clear professional and financial benchmarks:
- Work Experience: You must document at least 2 years of work experience or economic activity in the IT sector.
- Income: Your official annual income from IT activities in Georgia must be at least $25,000 (or its equivalent in Georgian Lari).
4. Family and Marriage Under the Commission’s Microscope
Rules for legalization based on family ties and marriage have been significantly overhauled to combat sham marriages:
- New D6 Visa for Student Minors: A special immigration visa has been introduced for minors traveling to study in Georgian schools, colleges, or universities. A major benefit: this visa and the subsequent residence permit can also be obtained by their parents (legal representatives) and underage siblings until the student reaches adulthood.
- Five-Year Filter for Spouses: A residence permit through marriage to a Georgian citizen will now be issued for exactly 1 year initially, and can then be renewed in 2-year increments. Obtaining a permanent residence permit will only be possible after 5 years of continuous and verified marriage.
- Home Inspections: A special interagency commission is being established (consisting of the Ministry of Internal Affairs, the State Security Service, and the Public Service Development Agency (PSDA)). It has the authority to conduct separate and joint interviews with spouses, visit the place of residence for inspections, examine the housing, and interview neighbors. Any refusal to cooperate or denial of entry to an inspector will result in an automatic rejection of the residence permit application.
5. Strict Limits for International Students
If you or your children hold a student residence permit in Georgia, the law introduces two strict grounds for its early revocation:
- The 183-Day Rule: Your student residence permit will be automatically canceled if you are absent from Georgia for a total of 183 days or more during any continuous 12-month period. Exceptions are only made for documented medical treatment or official student exchange programs.
- Academic Performance: If a student fails to earn at least one-third (1/3) of the academic credits (ECTS) required by their program within an academic year, the educational institution is obligated to notify the state. This can serve as grounds for terminating the student residence permit.
6. Day-to-Day Obligations and Tight Appeal Deadlines
The law introduces important procedural requirements that can easily be overlooked in daily routines:
- Duty to Notify: Any foreigner who has applied for or already holds a residence permit is required to immediately notify the Public Service Development Agency (PSDA) under the Ministry of Justice of Georgia regarding a change in their mobile phone number or actual residence address. Parents must do this on behalf of their children.
- Only 10 Days to Appeal: If the Public Service Development Agency issues a rejection on your residence permit, you have exactly 10 calendar days from the date the document was delivered to contest it directly in court. Please note: filing a lawsuit against a rejection or revocation decision no longer halts the deportation process if migration authorities have already initiated it.
What Does All This Mean for the Real Estate Market?
The housing market in Georgia is definitively becoming more professional and transparent. The new rules make the official formalization of paperwork far more important than before. While many issues could previously be handled "by informal agreement," the legality of your stay, properly executed contracts, and a verified legal status are now significantly more crucial for both tenants and property owners.
To feel completely secure in Georgia, you need an impeccably drafted, legally sound bilingual contract, the full cooperation of your landlord, and a legal status backed by all the necessary certificates.
Flip Flat: Your Legal Peace of Mind in Tbilisi
Legislative changes are no reason to alter your plans for living in Georgia. They are simply a sign that it is time to approach renting housing responsibly.
Aгентство Flip Flat specializes in long-term real estate rentals in Tbilisi. We draft official rental agreements in two languages (including Georgian) that meet the requirements of government bodies, notaries, and banks.
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