People living at extended-stay hotels won protection from informal, on-the-spot eviction this week, when the Georgia Court of Appeals ruled they should legally be recognized as residents, not guests, and, thus, are covered by landlord-tenant law.

The March 7 decision found that Efficiency Lodge in south DeKalb County illegally kicked out three tenants in 2020 who had fallen behind on rent, because the hotel was actually their landlord, as first reported by The Atlanta Journal-Constitution

Atlanta Legal Aid Society attorney Lindsey Siegel, who represented the former tenants, told Atlanta Civic Circle that, as rent and home prices spike, extended-stay hotels offer much-needed housing for low-income people. Consequently, the ruling  has far-reaching implications.

“This ruling is not just about Efficiency Lodge,” Siegal said, adding that there are nearly 26,000 extended-stay units in the five-county metro Atlanta area alone. “It applies to all extended-stay hotels in Georgia. These are businesses that profit by renting permanent and semi-permanent housing to the lowest income families.”

Siegel successfully argued that her clients and other tenants make extended-stay hotels their permanent homes by moving in their belongings, receiving mail, and having their kids picked up by the school bus, among other actions.

Efficiency Lodge’s legal team, led by former Georgia Gov. Roy Barnes — whose brother Ray Barnes owns the hotel chain — had argued that its renters entered into an innkeeper-guest agreement, making them ineligible for formal tenant protections. 

But Seigel pointed to a Georgia law that requires innkeepers to pay a hotel occupancy tax only for stays shorter than 90 days. Her clients had resided at Efficiency Lodge for far longer. 

DeKalb County Superior Court Judge Stacey Hydrick agreed with Atlanta Legal Aid in a January 2021 ruling. Barnes’ client appealed, contending that it shouldn’t matter whether a hotel stay is taxed to be considered a hotel stay.

“Just the fact that a potato that’s bought at the grocery store is not subject to tax does not mean it’s not a potato,” Barnes argued before the Court of Appeals in August. Barnes did not respond to requests for comment, but he told the AJC that Efficiency Lodge will file an appeal with the Georgia Supreme Court. 

Siegel said she’s confident the Supreme Court will uphold the appellate ruling. “The Court of Appeals thoroughly analyzed every argument Efficiency Lodge made and found that it is a landlord in relation to our clients,” she said.

That would mean people who make extended-stay hotels their homes will be covered by landlord-tenant laws like any other renter — and if Efficiency Lodge or another extended-stay hotel wanted to kick someone out for nonpayment of rent, they’d need to go through a formal eviction-filing process. 

If the Supreme Court agrees with the lower courts, Siegal anticipates a trial to determine the damages due her clients from Efficiency Lodge’s now unlawful evictions.

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  1. We are having a similar issue, new owners came in telling people they don’t care how long they have been here they are not residents, I have been there 5 years. they raised the fees $85 a week as soon as they got there. They have been putting people out left and right this last week

  2. I’m facing the same problem here at the ecomony inn in Rome ga and I was the housekeeping untill mr.patel told me he needed the laundry room key and fired me for no unknown reason and was still charging me full price on my room and I would work from 11am until sometimes 5am the next morning and only be paid $100 a week now that I can’t pay for my room he verbal gave me until August 15 to either catch my rent up or I have to leave my motel room and I have been here for a year and 2 months whom do I contact to get information on how to have it stopped bc tomorrow is the verbal eviction process

  3. I’m in a similar situation. I’ve lived at Ms. Patels motel almost 3 yrs. & Worked housekeeping, some maintenance, ran the business whenever she left to get supplies.
    She decided to me I’ve closer to her only daughter and purchased a new motel in MN and moved. I was made manager. I would make $1500/month and move into the owners apartment rent freeoff the office. That changed into being the guest house in back.
    Two weeks into my taking the reigns I contacted a nasty infection in my leg that caused blood clots which could’ve cost me my leg. Doctors put me on a week of bedrest. I was not to be in my leg unless I need restroom facilities. Ms. Patel was well informed and ok with how I managed the situation…I thought. A day or 2 later. She sent me A TEXT stating, “We don’t need you anymore. You can’t work.”
    “Because of your leg.” In message #2. She is refusing my pay so I am refusing to leave. I’ve had my laundry access denied, my cell phone stolen out the mail, and my cable cut to my television. A hand written 3 day eviction. All of which is harassment as I understand.
    Now this was February

  4. Even tho we live at the efficiency Lodge in Douglasville and have been for 4 Years police can still tell us to leave without Eviction Process. So what are our rights really?

    1. Here for the same question because we’ve been told we have 24 by the Gwinnett county police dept. and this is our home, we have nowhere else to go. Shelters are packed ALWAYS! Dept of Community Affairs and Georgia “law” enforcement seem to be failing MANY families daily

  5. I’ve been living in the extended stay hotel in Orlando since August 6 paying $2,484 a month, since October I’ve been getting harassed and discriminated by management, and today the manager told me he is not extending my stay I stayed for what reason he didn’t reply I said can I have something in writing he stayed no, I have videos of all the harassment I’ve been experiencing, I have two kids and no where to go and I’m getting kicked out for no reason.

  6. In extended stay they each have a folio and in this the managers and or staff can go into ur folio and change the rate and change the amount owed at any time even after time has passed and u have already paid the so called amount u thought was balance. They can then go into ur acct or folio as they call it and change the rate of the per night cost and this can create a larger amount due. They have any of the staff able to go into ur folio and change any rate that u thought u were paying to a very much larger rate per day and this creates a huge balance due and they try and collect this but it only will be effective if they actually didn’t know the customer has a copy of the folio of their entire stay which will be proper proof as to the illegal tampering of customer info and because it creates anything involving monetary loss or gain it makes every single person who tampered with it liable for criminal prosecution If u inform ur hotel that u want a print out of ur entire stay they are required to give that to you.

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