FloridaHB 13892026HouseWALLET

Affordable Housing

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Bill Overview

Analyzed Economic Effects

9 provisions identified: 6 benefits, 1 costs, 2 mixed.

Stronger housing discrimination claims against government

Beginning July 1, 2026, Florida's fair-housing definition of a person expressly includes agencies, government bodies, and other legal or business entities. People can bring housing-discrimination claims under section 760.35 against Florida, its agencies, and local governments. The law removes their government immunity only for actions under that section. When courts find housing discrimination, they must order relief to stop or correct it, actual and punitive damages, and attorney fees and costs.

Affordable rentals on public and religious land

Beginning July 1, 2026, local governments must allow qualifying housing on county, city, school-district, and religious land despite underlying zoning. Public land must be within its owner's boundaries, and the owner must join the application. Religious land must exceed 3 acres and have contained a public place of worship for at least 10 years. The institution must apply jointly with the applicant and keep the place of worship operating after construction. At least 40% of multifamily units must be affordable rentals for at least 30 years. Mixed-use projects must be at least 65% residential; local governments cannot require more than 10% nonresidential space. Local governments cannot demand extra zoning changes, variances, density transfers, or plan amendments for the authorized height, zoning, and density.

Local housing tax breaks face limits

Starting with the 2027 property tax roll, a qualifying taxing authority can stop granting this affordable-housing exemption by a two-thirds vote. Shimberg housing reports must show more affordable and available homes than renter households earning 0–120% of area median income. That finding must hold in the relevant metropolitan area or region for each of the previous three years. The decision covers only that authority's property taxes in the county. It starts the next January 1, expires on the second January 1 after starting, and can be renewed. Existing qualifying exemptions can continue when the same or a later owner reapplies and receives approval. Owners can still apply for otherwise-eligible projects permitted on or after July 1, 2026, within four years before the decision takes effect. Those projects can continue receiving the exemption afterward. The authority must advertise the proposed action and send the adopted decision or renewal to the property appraiser by its effective date.

Donated housing land can earn bonuses

Beginning July 1, 2026, local governments can offer bonuses allowing more homes when landowners voluntarily donate full ownership of land. The donation must go to the local government for affordable housing, and the government must find the land suitable. Deed restrictions must keep the land in affordable-housing use. Eligible housing includes homes affordable to military families receiving a basic housing allowance. Local governments are not required to offer a bonus.

Fewer local limits on housing projects

Beginning July 1, 2026, qualifying housing projects can combine parcels under common ownership or control that are no more than 15 feet apart. The land between them must be limited to public pedestrian access; this parcel rule expires July 1, 2030. Counties and cities cannot use building-spacing rules to reduce a project's authorized height. They also cannot require building setbacks or upper-floor stepbacks stricter than the minimum allowed for the project.

Housing funding cannot trigger permit discrimination

Beginning July 1, 2026, land-use and permit decision-makers cannot discriminate against development because of its funding source. The protection includes financing for affordable housing. Other laws still apply.

Pending housing applicants get rule choices

Applicants whose application, written request, or notice of intent arrived before July 1, 2026, can use the rules in effect when submitted. They must notify the county or city by July 1, 2026, to choose that path. Local governments must also allow revised materials reflecting the new law. Separately, amendments to the county and city housing rules in sections 125.01055(7)(n) and 166.04151(7)(n) apply retroactively to January 1, 2024.

Housing approval shortcuts exclude some land

Beginning July 1, 2026, qualifying farms and related activities do not count as commercial or industrial uses under these housing rules. Related activities include packing and selling products raised on the property. The housing rules exclude areas governed by pre-July 1, 2026 rules preserving open land, designated areas of critical state concern, and land covered by recorded conservation easements. Airport exclusions cover specified runway areas, including distances of one-quarter mile laterally and 10,000 feet longitudinally, listed noise zones, and projects exceeding airport height limits. An airport's governing body can approve an application so the airport exclusion does not apply.

Housing tax breaks define eligible projects

For this affordable-housing property tax break, related development can count as one multifamily project under common ownership or control. It must share the same approved site plan, development agreement, or development order. Detached single-family homes and parcels separated by more than 200 feet of land are excluded. The law takes effect July 1, 2026, and the tax amendments first apply to the 2027 property tax roll.

Sponsors & Cosponsors

Sponsor

Mike Redondo
Republican • House

Cosponsors

Commerce Committee
Affiliation unavailable
Housing, Agriculture & Tourism Subcommittee
Affiliation unavailable

Roll Call Votes

All Roll Calls

Yes: 243 • No: 33

Senate vote • 3/13/2026

Senate Floor Vote

Yes: 35 • No: 0

House vote • 3/12/2026

House Floor Vote

Yes: 98 • No: 4

Senate vote • 3/6/2026