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FL S0948

FL S0948
Local Government Land Development Regulations and Orders

summary

Introduced
12/17/2025
In Committee
01/05/2026
Crossed Over
Passed
Dead

Introduced Session

2026 Regular Session

Bill Summary

An act relating to local government land development regulations and orders; amending ss. 125.022 and 166.033, F.S.; providing applicability; requiring counties and municipalities, respectively, to follow certain application procedures for applications for certain development permits and development orders; creating s. 163.3254, F.S.; creating the “Florida Starter Homes Act” for a specified purpose; providing a short title; providing legislative findings; defining terms; prohibiting local governments from imposing regulations governing residential lots unless such regulations meet specified requirements; providing applicability; providing construction; prohibiting local governments from imposing certain regulations if a residential lot is connected to a public water system and a sewerage system; requiring that regulations imposed by a local government allow residential lots to front or abut a shared space instead of a public right-of-way; prohibiting a local government from imposing regulations that require more than a certain minimum number of parking spaces for specified residential lots; prohibiting a local government from imposing certain regulations on residential lots that contain historic property; providing exceptions; requiring that local government regulations include a certain process; requiring the approval of a lot split under certain circumstances; limiting the criteria that may be required by local governments for applications for and approvals of lot splits; establishing an application process for development applications for residential lots; requiring a local government to process such applications in a certain manner within certain timeframes; requiring the approval of such development applications by right under certain circumstances; authorizing an applicant to request, and requiring the local government to grant, certain extensions; prohibiting a local government from imposing, or from requiring an applicant to request, such an extension; providing that certain applications are deemed approved by right under certain circumstances; requiring a local government to issue to an applicant a refund of the application fee under certain circumstances; providing construction; authorizing certain property owners and housing organizations to maintain a cause of action under certain circumstances; defining the term “housing organization”; specifying the procedure for such actions; authorizing the award of specified relief; providing that a prevailing plaintiff is entitled to attorney fees and costs; providing a waiver of sovereign immunity; providing construction; providing retroactive application; providing for liberal construction; providing that certain local government regulations are void and unenforceable to a specified extent; amending s. 163.514, F.S.; authorizing the board of a neighborhood improvement district to plan, finance, or complete structural safety or building compliance improvements if approved by a majority vote of the district’s residents or by a certain advisory council; amending s. 177.071, F.S.; providing applicability; requiring an administrative authority to follow certain application procedures for applications for certain plats and replats; amending s. 553.382, F.S.; authorizing the placement of a residential manufactured building on any lot in a recreational vehicle park; conforming provisions to changes made by the act; creating s. 553.385, F.S.; defining the terms “local government” and “off-site constructed residential dwelling”; requiring the permitting as of right of an off-site constructed residential dwelling in certain zoning districts; prohibiting a local government from adopting or enforcing certain regulations; providing construction; authorizing a local government to adopt compatibility standards that are limited to certain architectural features; prohibiting a local government from treating off-site constructed residential dwellings differently than factory-built buildings based on certain circumstances; prohibiting a local government from adopting or enforcing certain zoning, land use, or development ordinances and regulations; prohibiting local government ordinances and regulations from having certain effects; providing that certain local government ordinances and regulations are void and unenforceable to a specified extent; providing an effective date.

AI Summary

This bill, titled the "Florida Starter Homes Act," aims to increase housing affordability by making it easier to build and permit residential lots and certain types of manufactured homes. It establishes new procedures for local governments (counties and municipalities) when reviewing applications for development permits and orders related to residential lots, requiring them to follow specific timelines and processes outlined in the act. The bill prohibits local governments from imposing regulations on residential lots unless they serve a "compelling governmental interest" (meaning a very important public safety or health reason that can't be achieved in a less restrictive way) and are the least restrictive means to achieve that interest, with exceptions for preventing nuisances or enforcing federal law. It sets limits on minimum lot sizes, setbacks, and open space requirements, and generally allows for more flexibility in building "starter homes" (defined as dwellings with one to four units, including single-family homes, townhouses, duplexes, triplexes, and quadruplexes). The bill also mandates that regulations allow residential lots to front or abut a "shared space" (like a driveway or courtyard) instead of a public road, limits parking requirements, and provides exceptions for lots with historic property. It streamlines the approval process for lot splits and development applications, deeming them approved "by right" (meaning automatically approved if they meet objective criteria without discretionary review) if local governments miss deadlines, and requires fee refunds in such cases. The act also allows property owners and housing organizations to sue local governments for violating these provisions, with prevailing plaintiffs eligible for attorney fees and costs. Finally, it requires that "off-site constructed residential dwellings" (manufactured homes or buildings constructed partly or wholly off-site) be permitted as of right in any zoning district that allows single-family detached homes and prohibits local governments from treating them differently or more restrictively than site-built homes, with limited exceptions for architectural compatibility standards.

Committee Categories

Justice

Sponsors (5)

Other Sponsors (1)

Community Affairs (Senate)

Last Action

CS by Community Affairs read 1st time (on 02/04/2026)
(7 Companion Bills)

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