You're driving through a quiet Marietta neighborhood and notice a house that looks just like its neighbors, but something is off. There are six different cars in the driveway. The grass is a little long. Maybe you’ve heard the whispers at the local grocery store about "corporate landlords" or "rooming houses." If you live in Cobb County, you’ve likely bumped into the heated, often confusing debate surrounding the Cobb County single family home ordinance. It’s not just boring legal text. It’s the battleground for what "neighborhood character" actually means in 2026.
People are frustrated. On one side, you have long-time residents who feel like their quiet streets are being turned into transient hotels. On the other, you have a housing crisis that makes it nearly impossible for a single teacher or firefighter to afford a mortgage on a $450,000 home. The ordinance is the county’s attempt to walk that tightrope. But honestly? Most people haven't actually read the code. They just know they’re mad about the house next door.
The "Rule of Two" and Why It Matters
Let’s get into the weeds of the Cobb County single family home ordinance. Basically, the county defines a "family" in a way that might surprise you. Under the current zoning code (specifically Section 134-1), a single-family dwelling is intended for one family. But what is a family? In Cobb, it’s not just people related by blood, marriage, or adoption. It also includes a group of not more than two unrelated persons living together.
That’s the magic number. Two.
If you have three unrelated friends renting a house together in a residential zone (like R-20 or R-15), they are technically in violation. It doesn't matter if they are quiet. It doesn't matter if they pay their taxes. The law is designed to prevent "group homes" or "rooming houses" from sprouting up in the middle of suburban cul-de-sacs. The county argues this protects property values and prevents issues with parking and sewage capacity. Critics, however, argue it’s an outdated way of looking at modern life.
Think about the graduate student at Kennesaw State University. Or the young professional working at The Battery. If they can’t afford a 1-bedroom apartment—which, let’s face it, are getting ridiculously expensive—sharing a house is the only logical move. But the ordinance makes that move a legal gamble.
Enforcement is a Whole Other Story
Here is the thing: the county doesn't have a "bedroom police" force roaming the streets at 2:00 AM to count who is sleeping where. Code enforcement in Cobb is almost entirely complaint-driven. This means the Cobb County single family home ordinance usually only comes into play when a neighbor gets annoyed.
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Maybe it’s the noise. Often, it’s the cars.
When a house designed for a nuclear family suddenly has four or five adults living there, the driveway overflows. Cars end up on the street. Neighbors complain to Code Enforcement, an officer comes out, and suddenly the property owner is facing fines or a court date. It creates a weird dynamic where you can break the law for years as long as your neighbors like you, but the moment you miss a lawn mowing, the "unrelated persons" rule gets weaponized.
We saw a major spike in these tensions recently as institutional investors—think big hedge funds—started buying up thousands of homes in areas like Mableton and South Cobb. These companies aren't always great at vetting tenants or maintaining yards. When a corporate-owned house becomes a de facto dormitory, the community pressure on the Board of Commissioners to tighten the Cobb County single family home ordinance reaches a fever pitch.
The Short-Term Rental Twist
You can't talk about single-family ordinances without mentioning Airbnb and VRBO. For a while, the lines were incredibly blurry. Was a weekend rental a "violation" of the single-family status?
Cobb eventually had to step in with specific short-term rental (STR) regulations to supplement the main ordinance. Now, if you’re renting out your house for less than 30 days, you have to register, pay a fee, and—crucially—have a designated "local agent" who can respond to problems within an hour. This was a direct response to the "party house" phenomenon. It’s an extension of the same philosophy: a single-family home should function like a home, not a business.
Is the Ordinance Even Legal?
This is where it gets spicy. There have been ongoing legal challenges across Georgia regarding how much a local government can dictate who lives under one roof. The U.S. Supreme Court actually weighed in on this decades ago in Village of Belle Terre v. Boraas, ruling that local governments can restrict the number of unrelated people living together to preserve "family values."
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But times change.
In recent years, fair housing advocates have argued that these ordinances disproportionately affect minority communities and lower-income individuals who are more likely to live in multi-generational or non-traditional households. In Cobb, the debate often feels split along generational lines. Older residents want the "sanctity" of the neighborhood preserved. Younger residents just want a place to live that doesn't cost 60% of their take-home pay.
The Board of Commissioners has had to navigate some pretty intense public hearings. You’ve got people standing up at the podium crying about the loss of their neighborhood’s soul, followed by someone else pointing out that their adult children can’t afford to live in the county where they grew up. It’s messy. It’s emotional. And the Cobb County single family home ordinance is right in the center of it.
Real-World Impact: The "In-Law" Suite Dilemma
Let’s talk about "Accessory Dwelling Units" or ADUs. You might know them as granny flats or basement apartments. For the longest time, the Cobb County single family home ordinance was pretty hostile toward these. The idea was that one lot equals one house. Period.
However, as the population ages, more people want their parents to move in. Or maybe they want to rent out their basement to a quiet tenant to help pay the mortgage. The county has had to loosen the grip here, but with strings attached. Usually, an ADU in Cobb requires the property owner to actually live on-site. You can't just build two rental units on a single-family lot and disappear to Florida. This "owner-occupancy" requirement is the county's way of ensuring someone is "responsible" for the property.
It’s a compromise. It allows for more density without technically turning the neighborhood into an apartment complex. But even then, the paperwork to get an ADU approved can be a nightmare. You’re looking at site plans, permits, and potentially a variance hearing if your lot is too small.
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How to Stay Out of Trouble
If you’re a homeowner or a renter in Cobb, you need to be smart. The Cobb County single family home ordinance isn't going away. If anything, as the county continues to grow toward 800,000 residents, the pressure to enforce these rules will only increase.
First, check your zoning. Don't assume that because your neighbor has a backyard shed-turned-studio, you can too. Go to the Cobb County GIS mapping website. Type in your address. Look for your zoning code. R-20, R-15, and RA-4 are common ones.
Second, know the limits. If you have three unrelated roommates, you are technically in the red. If you’re a landlord, putting four separate names on a lease for a single-family home is a massive red flag for code enforcement.
Third, talk to your neighbors. This sounds like "soft" advice, but it’s the most practical thing you can do. Most code enforcement cases start because someone feels ignored. If you’re going to have people over or if you have an extra car, make sure it’s not blocking the sidewalk. Keep the weeds down. Be a human being.
Moving Forward with Cobb Property Rules
The Cobb County single family home ordinance is a living document. It changes as the political climate changes. We’ve seen the Board of Commissioners shift their stance on everything from backyard chickens to "tiny homes" over the last few years.
What won’t change is the fundamental tension between property rights—"It's my land, I'll do what I want"—and community standards—"Your land use affects my house's value."
If you're looking to buy a "fixer-upper" with the intent of turning it into a high-density rental, be very careful. Cobb is not the place to "move fast and break things" when it comes to zoning. The county is increasingly protective of its residential cores.
Practical Steps for Residents
- Verify Zoning Before Signing: Whether you’re buying or leasing, check the official Cobb County Zoning Map to see exactly what’s allowed on that specific parcel.
- Keep It to Two: If you aren't related, keep the "unrelated occupants" count to two or fewer to stay strictly within the letter of the law.
- Monitor Board of Commissioners Meetings: Zoning changes happen on Tuesday mornings and evenings at the 100 Cherokee Street building in Marietta. If there’s a proposed change to the ordinance, that’s where it happens.
- Address Complaints Early: If a Code Enforcement officer leaves a yellow tag on your door, don't ignore it. They are usually willing to work with you if you show a good-faith effort to fix the issue, but if you ignore them, the fines rack up fast.
- Apply for Variances Properly: If you have a unique situation—like a specific medical need for an extra caregiver living on-site—you can apply for a "Land Use Permit" or a variance. It’s a process, but it’s better than getting sued by the county.
Living in one of Georgia's most populous counties means accepting that your neighbors have a say in how the community looks. The Cobb County single family home ordinance is the rulebook for that agreement. It’s not perfect, it’s often frustrating, but it’s the reality of suburban life in the 2020s. Stay informed, stay respectful of the parking situation, and you’ll likely never have to see the inside of a code enforcement courtroom.