FloridaHB 3992026HouseWALLET

Land Use and Development Regulations

Sponsored By: David Borrero (Republican)

Signed by Governor

AppropriationIntergovernmental Affairs SubcommitteeHousing, Agriculture & Tourism SubcommitteeState Affairs CommitteeHouse CalendarRules

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Bill Overview

Analyzed Economic Effects

8 provisions identified: 7 benefits, 1 costs, 0 mixed.

Equal zoning access for factory-built homes

Beginning January 1, 2027, qualifying factory-built homes must be allowed wherever zoning allows detached single-family homes, without special zoning permission. This covers qualifying manufactured buildings for single-family use and manufactured homes built partly or wholly off site and treated as real property. Local governments cannot apply stricter rules because of construction methods, locations, or off-site parts; conflicting local rules are void. General architectural and site standards must apply equally to site-built homes and cannot exclude factory-built homes. Reasonable compatibility or design rules can address only roof pitch, living-space size, exterior finishes, foundation enclosure, attached structures, setbacks, lot dimensions, or orientation.

More placement options for manufactured homes

Beginning January 1, 2027, local governments cannot deny placement permits for residential manufactured buildings certified under Florida's building law in specified locations. These include mobile home lots, recreational vehicle parks, and mobile home condominiums, cooperatives, or subdivisions. Placement on a mobile home lot still needs the park owner's prior written approval. Covered units remain mobile homes under Florida's mobile home law, including prospectus rights. Florida Keys permit-allocation requirements still apply to covered units.

Mobile home owners face payment requirements

Beginning January 1, 2027, covered housing units on mobile home lots must be taxed under Florida's mobile home rules. These units are also subject to required payments to the Florida Mobile Home Relocation Fund. This applies to units covered by the law's manufactured-building placement provision. The provision does not state tax or fund-payment amounts.

School agreements must address site access

Beginning January 1, 2027, local governments and school districts must address reasonable school-site access in their interlocal agreements. This includes available public easements and rights-of-way needed to locate, build, expand, or improve public schools, including charter schools. Access must follow adopted service standards, school-capacity requirements, and public-facilities planning rules.

Compost operators gain local permit protections

Local governments cannot require compost-processing facilities to buy extra property to widen an existing private road as a permit condition. Where possible, they can require emergency-vehicle turnouts, but cannot require extra land purchases for them. Local governments also cannot revoke existing permits when compost operations are regulated by and follow applicable state or regional programs. Covered requirements include implemented best management practices, interim measures, or administrative rules. Programs must be administered by Florida's environmental department, agriculture department, or a water management district.

Large resorts get streamlined renovation approvals

Local governments must approve qualifying large resorts' minor special exceptions or variances administratively, without further local-government or reviewing-body action. Resorts must be public lodging establishments on at least 5 contiguous acres owned and controlled by the same business entity. They must have at least 500 guest rooms and average at least 70% occupancy over the prior 3 years. Approvals cover maintenance, modification, or refurbishment affecting no more than 20% of the parcel, involving existing noncontributing structures or sites rather than contributing structures listed in the National Register of Historic Places. Changes must match existing permitted or accessory uses in the applicable plan or zoning district; this approval path expires July 1, 2031.

Clearer standards for residential development denials

Beginning January 1, 2027, local plans and development rules must set factors for judging compatibility among allowed residential uses within the same residential zoning district and future land-use category. Development rules must also include ways to reduce conflicts. Staff recommending denial of rezoning, subdivision, or site-plan approval must identify specific compatibility problems; 'community character' or 'neighborhood feel' alone is insufficient. If applicants offer fixes, denial requires written findings identifying the problems, standards, and fixes considered, and explaining why those fixes are inadequate and no workable fixes exist. The rules exclude compatibility across different future land-use categories, planned unit developments, master planned communities, and historic districts designated before January 1, 2026; projects must still meet other applicable land-use rules.

Cost-based permit fees for property development

Beginning January 1, 2027, county and city application fees for development permits and orders must reasonably reflect application-handling costs. These include direct and reasonable indirect costs of reviewing, processing, and deciding applications. Local governments must publish the fees on their fee schedules. They cannot calculate fees as a percentage of construction costs, site costs, or project value. The law does not set a specific fee amount.

Sponsors & Cosponsors

Sponsor

David Borrero
Republican • House

Cosponsors

Housing, Agriculture & Tourism Subcommittee
Affiliation unavailable
Intergovernmental Affairs Subcommittee
Affiliation unavailable
State Affairs Committee
Affiliation unavailable

Roll Call Votes

All Roll Calls

Yes: 161 • No: 85

House vote • 3/13/2026

House Floor Vote

Yes: 73 • No: 27

Senate vote • 3/13/2026

Senate Floor Vote

Yes: 17 • No: 20

House vote • 3/3/2026