SB 948 — Local Government Land Development Regulations and Orders

(2)(1) A county shall specify in writing the minimum information that must be submitted in an application for a zoning approval, rezoning approval, subdivision approval, certification, special exception, or variance.

A county shall make the minimum information available for inspection and copying at the location where the county receives applications for development permits and orders, provide the information to the applicant at a preapplication meeting, or post the information on the county’s website.

(3) A county shall follow the application procedures established in s.

163.3254(6) upon receiving an application for approval of a development permit or development order.

(2) Within 5 business days after receiving an application Page 2 of 21 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 forfinance, approvalor ofcomplete astructural developmentsafety permit or developmentbuilding order,compliance aimprovements countyif shallapproved confirmby receipta majority vote of the applicationdistrict’s usingresidents contactor informationby provideda bycertain theadvisory applicant.council;

Withinamending 30s. days after receiving an application for approval of a development permit or development order, a county must review the application for completeness and issue a written notification to the applicant indicating that all required information is submitted or specify in writing with particularity any areas that are deficient.

If177.071, theF.S.; application is deficient, the applicant has 30 days to address the deficiencies by submitting the required additional information.

Forproviding applicationsapplicability; that do not require final action through a quasi-judicial hearing or a public hearing, the county must approve, approve with conditions, or deny the application for a development permit or development order within 120 days after the county has deemed the application complete.

Forrequiring applicationsan thatadministrative requireauthority finalto actionfollow throughcertain aapplication quasi-judicialprocedures hearingfor orapplications a public hearing, the county must approve, approve with conditions, or deny the application for acertain developmentplats permitand orreplats; development order within 180 days after the county has deemed the application complete.

Bothamending partiess. may agree in writing or in a public meeting or hearing to an extension of time, particularly in the event of a force majeure or other extraordinary circumstance.

An553.382, approval,F.S.; approval with conditions, or denial of the application for a development permit or development order must include written findings supporting the county’s decision.

Theauthorizing timeframesthe containedplacement inof thisa subsectionresidential domanufactured notbuilding applyon inany anlot areain ofa criticalrecreational statevehicle concern,park; as designated in s.

380.0552.conforming provisions to changes made by the act;

Thecreating timeframess. contained in this subsection restart if an applicant makes a substantive Page 3 of 21 CODING:

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 Page 3 of 19 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 changeeffective todate. the application.

As90 usedBe inIt thisEnacted subsection,by the termLegislature “substantive change” means an applicant-initiated change of 15 percent or more in the proposedState density, intensity, or square footage of aFlorida: parcel.

(3)(a)92 WhenSection reviewing1. an application for a development permit or development order that is certified by a professional listed in s.

403.0877,Subsection a(10) countyis mayadded notto requestsection additional125.022, informationFlorida fromStatutes, theto applicantread: more than three times, unless the applicant waives the limitation in writing.

(b)125.022 IfDevelopment apermits countyand makesorders.— a(10) requestSubsections for(2), additional(3), information and the(4) applicantdo submitsnot theapply requiredto additionalan information within 30 days after receiving the request, the county must review the application for completenessapproval andof issue a letterdevelopment indicatingpermit that all required information has been submitted or specifydevelopment withorder particularityfor anya areasresidential thatlot areas deficientdefined withinin 30s. days after receiving the additional information.

(c)163.3254(3). If a county makes a second request for additional information and the applicant submits the required additional information within 30 days after receiving the request, the county must review the application for completeness and issue a letter indicating that all required information has been submitted or specify with particularity any areas that are deficient within 10 days after receiving the additional information.

(d)For Beforesuch aapplications, thirdthe requestcounty forshall additionalfollow information, the applicantapplication mustprocedures beestablished offeredin as. meeting to attempt to resolve outstanding issues.

If163.3254(7). a county makes a third request for additional information and the applicant submits the required additional information within 30 days after receiving the Page 4 of 21 CODING:

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Florida Senate - 2026 SB 948 9-01071-26 2026948__ request, the county must deem the application complete within 10 days after receiving the additional information or proceed to process the application for approval or denial unless the applicant waived the county’s limitation in writing as described in paragraph (a).

(e) Except as provided in subsection (7), if the applicant believes the request for additional information is not authorized by ordinance, rule, statute, or other legal authority, the county, at the applicant’s request, shall proceed to process the application for approval or denial.

(4) A county must issue a refund to an applicant equal to:

(a) Ten percent of the application fee if the county fails to issue written notification of completeness or written specification of areas of deficiency within 30 days after receiving the application.

(b) Ten percent of the application fee if the county fails to issue a written notification of completeness or written specification of areas of deficiency within 30 days after receiving the additional information pursuant to paragraph (3)(b).

(c) Twenty percent of the application fee if the county fails to issue a written notification of completeness or written specification of areas of deficiency within 10 days after receiving the additional information pursuant to paragraph (3)(c).

(d) Fifty percent of the application fee if the county fails to approve, approves with conditions, or denies the application within 30 days after conclusion of the 120-day or 180-day timeframe specified in subsection (2).

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Florida Senate - 2026 SB 948 9-01071-26 2026948__ (e) One hundred percent of the application fee if the county fails to approve, approves with conditions, or denies an application 31 days or more after conclusion of the 120-day or 180-day timeframe specified in subsection (2).

A county is not required to issue a refund if the applicant and the county agree to an extension of time, the delay is caused by the applicant, or the delay is attributable to a force majeure or other extraordinary circumstance.

(4)(5) When a county denies an application for a development permit or development order, the county shall give written notice to the applicant.

The notice must include a citation to the applicable portions of an ordinance, rule, statute, or other legal authority for the denial of the permit or order.

(6) As used in this section, the terms “development permit” and “development order” have the same meaning as in s.

163.3164, but do not include building permits.

(5)(7) For any development permit application filed with the county after July 1, 2012, a county may not require as a condition of processing or issuing a development permit or development order that an applicant obtain a permit or approval from any state or federal agency unless the agency has issued a final agency action that denies the federal or state permit before the county action on the local development permit.

(6)(8) Issuance of a development permit or development order by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to Page 6 of 21 CODING:

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Florida Senate - 2026 SB 948 9-01071-26 2026948__ obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.

A county shall attach such a disclaimer to the issuance of a development permit and shall include a permit condition that all other applicable state or federal permits be obtained before commencement of the development.

(7)(9) This section does not prohibit a county from providing information to an applicant regarding what other state or federal permits may apply.

SectionSubsection (10) is added to section 166.033, Florida Statutes, is amended to read:

166.033 Development permits and orders.— (1)(10) AsSubsections used(2), in(3), thisand section,(4) thedo termsnot “developmentapply permit”to andan “developmentapplication order”for haveapproval theof samea meaningsdevelopment permit or development order for a residential lot as defined in s.

163.3164,163.3254(3). but do not include building permits.

(2)(1)For Asuch applications, the municipality shall specifyfollow in writing the minimum information that must be submitted for an application forprocedures aestablished zoningin approval,s. rezoning approval, subdivision approval, certification, special exception, or variance.

A163.3254(7). municipality shall make the minimum information available for inspection and copying at the location where the municipality receives applications for development permits and orders, provide the information to the applicant at a preapplication meeting, or post the information on the municipality’s website.

(3)Section A3. municipality shall follow the application procedures established in s.

163.3254(6)Section upon163.3254, receivingFlorida anStatutes, applicationis forcreated approvalto ofread: a development permit or development order.

(2)163.3254 WithinFlorida 5Starter businessHomes daysAct.—The afterFlorida receivingStarter anHomes applicationAct Pageis 7created to make home ownership, renting, and leasing more affordable for the residents of 21this CODING:state by increasing the supply of housing for the residents of this state.

(1) This section may be cited as the “Florida Starter Homes Act.” Page 4 of 19 CODING:

Florida Senate - 2026 SBCS 948 9-01071-26 2026948__ for approvalSB of948 a578-02268-26 development2026948c1 permit(2) orThe developmentLegislature order,finds athat: municipality shall confirm receipt of the application using contact information provided by the applicant.

Within(a) 30The daysmedian afterprice receiving an application for approval of ahomes developmentin permitthis orstate developmenthas order,increased asteadily municipalityin must review the applicationdecade forpreceding completeness2026, andrising issueat a writtengreater notificationrate toof theincrease applicantthan indicatingthe thatmedian allincome required information is submitted or specify in writingthis withstate. particularity any areas that are deficient.

If(b) There is a housing shortage in this state which constitutes a threat to the applicationhealth, issafety, deficient,and welfare of the applicantresidents of this state, and this shortage has 30caused daysthe costs of home ownership, renting, and leasing to addressoften theexceed deficienciesan byamount submittingthat theis requiredaffordable additionalfor information.residents of this state.

For(c) applicationsThe thathousing doshortage notis requirecaused, finalto action through a quasi-judicialsignificant hearingextent, orby aregulations publicgoverning hearing,residential thelots municipalitywhich musthave approve,been approveimposed withby conditions,local orgovernments denywithout the application for a developmentcompelling permitgovernmental orinterest. development order within 120 days after the municipality has deemed the application complete.

ForSuch applicationsregulations thatsubstantially requireburden final action through a quasi-judicial hearing or a public hearing, the municipalitybasic mustright approve,under approve with conditions, or deny the applicationState forConstitution ato developmentacquire, permitpossess, orand developmentprotect orderproperty. within 180 days after the municipality has deemed the application complete.

Both(d) partiesSingle-family maydetached agreehomes, insingle-family writingattached orhomes, intownhouses, aduplexes, publictriplexes, meetingand orquadruplexes hearingare toaffordable anstarter extensionhomes offor time,residents particularlyof inthis thestate eventto ofown, arent, force majeure or otherlease. extraordinary circumstance.

An(e) approval,Regulations approvalgoverning withresidential conditions,lots orwhich denialhave ofbeen theimposed applicationby forlocal governments do not encourage a developmenthigh permitdegree orof flexibility relating to residential development, and such regulations prevent the development orderof muststarter includehomes writtenon findingsresidential supportinglots smaller in size, due, in part, to minimum lot size requirements and restrictions on the municipality’stypes decision.of dwellings allowed to be constructed on residential lots.

(f) The timeframesimportant containedpublic inpurpose thissought subsectionto dobe notachieved applyby allowing starter homes on residential lots that are smaller in ansize areais to increase the supply of criticalhousing, statewhich concern,will asmake designatedhome inPage s.5 of 19 CODING:

380.0552 or chapter 28-36, Florida Administrative Code.

The Page 8 of 21 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 timeframesownership, containedrenting, inand thisleasing subsectionmore restartaffordable iffor anthe applicantresidents makesof athis substantivestate. change to the application.

As(3) usedFor inpurposes this subsection, the term “substantive change” means an applicant- initiated change of 15this percentsection, or more in the proposedterm: density, intensity, or square footage of a parcel.

(3)(a)(a) When“Business reviewingday” anmeans applicationall forcalendar adays developmentexcept permitSaturdays, orSundays, developmentand orderholidays thatunder is certified by a professional listed in s.

403.0877,110.117(1). a municipality may not request additional information from the applicant more than three times, unless the applicant waives the limitation in writing.

(b) If“By aright” municipalitymeans makesadministrative aapproval requestas fora additionalmatter informationof andright theby applicanta submitslocal thegovernment requiredof additionala informationdevelopment within 30 days after receiving the request, the municipality must review the application for completeness and issue a letter indicating that allobjectively requiredcomplies information has been submitted or specify with particularityapplicable anyzoning areasregulations thatand arefor deficientwhich withinthe 30local daysgovernment aftermay receivingnot theimpose additionala information.public hearing;

(c)any Ifaction aby municipality makes a secondgoverning requestbody, forreviewing additionalbody, information and the applicant submits the required additional information within 30 days after receiving the request, the municipality must review the application for completeness and issue a letter indicating that all required information has been submitted or specifyquasi-judicial withbody; particularity any areas that are deficient within 10 days after receiving the additional information.

(d) Before a thirdvariance; request for additional information, the applicant must be offered a meeting to attempt to resolve outstanding issues.

If a municipalityconditional makesuse apermit, thirdspecial requestpermit, foror Pagespecial 9exception; of 21 CODING:

or any other discretionary regulation.

(c) “Compelling governmental interest” means a governmental interest of the highest order which cannot be achieved through less restrictive means.

A compelling governmental interest must have a real and substantial connection to protecting public safety, health, or reasonable enjoyments and expectations of property, such as requiring the structural integrity, safe plumbing, or safe electricity of buildings, or preventing or abating nuisances.

(d) “Development” has the same meaning as in s.

380.04.

(e) “Development application” means an application for approval of any of the following:

1.

A lot split or subdivision.

2.

A plat or replat.

3.

A development bonus for additional height, density, or floor area ratio.

4.

The demolition of an existing structure, if the demolition objectively complies with applicable regulations.

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Florida Senate - 2026 SBCS 948 9-01071-26 2026948__ additional information and the applicant submits the required additional information within 30 days after receiving the request, the municipality must deem the application complete within 10 days after receiving the additional information or proceed to process the application for approvalSB or948 denial578-02268-26 unless2026948c1 the5. applicant waived the municipality’s limitation in writing as described in paragraph (a).

(e)Any Exceptother asdevelopment providedorder in subsection (7), if the applicant believes the request for additional information is not authorized by ordinance, rule, statute, or otherdevelopment legalpermit authority,as thethose municipality,terms atare thedefined applicant’sin request,s. shall proceed to process the application for approval or denial.

(4)163.3164, Aexcept municipalityfor mustbuilding issuepermits. a refund to an applicant equal to:

(a)(f) Ten“Dwelling percentunit” ofmeans thea applicationsingle feeunit ifformed theby municipalityone failsor tomore issuerooms writtenwithin notificationa ofdwelling completenesswhich is used, or writtenis specificationdesigned ofto areasbe ofused, deficiencyas withina 30home, daysresidence, afteror receivingsleeping theplace application.for at least one person.

(b)(g) Ten“Impose” percentmeans ofrequest theor applicationadopt, feeenact, ifestablish, themaintain, municipalityenforce, failsmandate, tocompel, issueforce, written notification of completeness or writtenotherwise specificationrequire. of areas of deficiency within 30 days after receiving the additional information pursuant to paragraph (3)(b).

(c)(h) Twenty“Local percentgovernment” ofmeans theany applicationcounty, feemunicipality, if the municipality fails to issue written notification of completeness or writtenspecial specificationdistrict. of areas of deficiency within 10 days after receiving the additional information pursuant to paragraph (3)(c).

(d)(i) Fifty“Lot” percentmeans ofa theparcel, applicationtract, feetier, ifblock, thesite, Pageunit, 10or ofany 21other CODING:division of land.

(j) “Lot split” means the division of a parent parcel into no more than eight residential lots.

(k) “Nuisance” means persistent activity that injures the physical condition or interferes with the use of adjacent land, is injurious to health or safety, or objectively offends the senses.

(l) “Objectively” means in a way that involves no personal or subjective judgment by a public official and that is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the local government and the development applicant, development proponent, or property owner, as applicable.

(m) “Parent parcel” means the original lot from which subsequent lots are created.

(n) “Public transit stop” means a stop or station used for public purposes for transit services, including for a bus rapid Page 7 of 19 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 municipalitytransit failsservice, toa approve,bus approvessystem, witha conditions,streetcar, ora deniescommuter therail applicationservice withinas 30defined days after conclusion of the 120-day or 180-day timeframe specified in subsections. (2).

(e)341.301, One hundred percent of the application fee if the municipality fails to approve, approves with conditions, or denies an applicationintercity 31rail daystransportation orsystem moreas afterdefined conclusion of the 120-day or 180-day timeframe specified in subsections. (2).

A341.301, municipalityor is not required to issue a refundfixed- ifguideway thetransportation applicantsystem andas thedefined municipalityin agrees. to an extension of time, the delay is caused by the applicant, or the delay is attributable to a force majeure or other extraordinary circumstance.

(4)(5)341.031(2). When a municipality denies an application for a development permit or development order, the municipality shall give written notice to the applicant.

The noticeterm mustdoes not include a citationstop toor thestation applicablefor portionsa ofpeople-mover ansystem ordinance,in rule,a statute,public-use orairport otheras legaldefined authorityin fors. the denial of the permit or order.

(6)332.004 Asor usedfor inan thisintercity section,rail thetransportation termssystem “developmentin permit”a andrural “developmentcommunity order” have the same meaning as defined in s.

163.3164,288.0656(2). but do not include building permits.

(5)(7)(o) For“Public anywater developmentsystem” permithas application filed with the municipalitysame aftermeaning July 1, 2012, a municipality may not require as ain conditions. of processing or issuing a development permit or development order that an applicant obtain a permit or approval from any state or federal agency unless the agency has issued a final agency action that denies the federal or state permit before the municipal action on the local development Page 11 of 21 CODING:

403.852(2).

(p) “Regulation” means a comprehensive plan, a development order, or a land development regulation as those terms are defined in s.

163.3164 or any other local government ordinance, resolution, policy, action, procedure, condition, guideline, development agreement, or land development code.

(q) “Residential lot” means a lot that is zoned for residential use or on which at least one type of starter home is an existing or lawful use.

The term does not include a lot that is located within an area of critical state concern designated pursuant to s.

380.05.

(r) “Sewerage system” has the same meaning as in s.

403.031.

The term does not include an onsite sewage treatment and disposal system as defined in s.

403.031.

(s) “Shared space” means a driveway, an alley, or a common open space, such as a courtyard or pocket park.

(t) “Starter home” means a dwelling with one, two, three, or four dwelling units.

The term includes, but is not limited to, single-family detached homes, single-family attached homes, townhouses as defined in s.

481.203, duplexes, triplexes, and Page 8 of 19 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 permit.quadruplexes, and the curtilage thereof.

(6)(8)(u) Issuance“Subdivision” ofmeans a development permit or development order by a municipality does not create any right on the partdivision of an applicant to obtain a permitparent fromparcel ainto statenine or federalmore agencyresidential andlots. does not create any liability on the part of the municipality for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.

A municipality shall attach such a disclaimer to the issuance of development permits and shall include a permit condition that all other applicable state or federal permits be obtained before commencement of the development.

(7)(9) This section does not prohibit a municipality from providing information to an applicant regarding what other state or federal permits may apply.

Section 3.

Section 163.3254, Florida Statutes, is created to read:

163.3254 Florida Starter Homes Act.—The Florida Starter Homes Act is created to address the rising price of homes in this state and increase the supply of housing for the residents of this state.

(1) This section may be cited as the “Florida Starter Homes Act.” (2) The Legislature finds that:

(a) The median price of homes in this state has increased steadily over the last decade, rising at a greater rate of increase than the median income in this state.

(b) The cost of home ownership and renting or leasing often Page 12 of 21 CODING:

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Florida Senate - 2026 SB 948 9-01071-26 2026948__ exceeds an amount that is affordable for residents of this state.

(c) There is currently a housing shortage that constitutes a threat to the health, safety, and welfare of the residents of this state, and this shortage is caused in part by land development regulations adopted by local governments without a compelling governmental interest relating to lots on residential real property, which substantially burden the basic right under the State Constitution to acquire, possess, and protect property.

(d) Land development regulations adopted relating to lots on residential real property do not encourage a high degree of flexibility relating to residential development, and such regulations prevent the development of single-family homes on lots smaller in size, due, in part, to minimum lot size requirements and restrictions on the types of dwellings allowed to be constructed on such property.

(e) The public purpose sought to be achieved by allowing other types of dwelling units on lots smaller in size on residential real property is to increase the supply of housing, making homeownership and renting more affordable for the residents of this state.

(3) For purposes of this section, the term:

(a) “Compelling governmental interest” means a governmental interest of the highest order which cannot be achieved through less restrictive means.

A compelling governmental interest must have a real and substantial connection to protecting public safety, health, or reasonable enjoyments and expectations of property, such as requiring the structural integrity, safe Page 13 of 21 CODING:

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words underlined are additions.

Florida Senate - 2026 SB 948 9-01071-26 2026948__ plumbing, or safe electricity of buildings, or preventing nuisances.

(b) “Land development regulations” has the same meaning as in s.

163.3164.

(c) “Local government” means any county, municipality, or special district.

(d) “Lot split” means the division of a parent parcel into no more than eight lots.

(e) “Parent parcel” means the original parcel from which subsequent lots are created.

(f) “Residential dwelling unit” means a structure or part of a structure used as a home, residence, or sleeping place by at least one person.

The term includes a single-family home, a townhouse as defined in s.

481.203, and a duplex, triplex, or quadruplex, and their curtilage.

(g) “Shared space” means a driveway, an alley, or a common open space, such as a courtyard or pocket park.

(h) “Subdivision” means the division of a parent parcel into nine or more lots.

A local government may not adoptimpose landa developmentregulation regulations that governgoverns lots on residential reallots property, unless such adoption:regulation is:

IsIn in furtherance of a compelling governmental interest.interest;

and b.

IsThe the least restrictive means of furthering that compelling governmental interest.

does not apply to land development regulations that:

Prevent or abate a nuisance.nuisance;

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WordsEnforce strickenthe areterms deletions;of a license, a permit, or an authorization;

words underlined are additions.

Florida Senate - 2026 SB 948 9-01071-26 2026948__ b.

Enforce the terms of a license, a permit, or an authorization.

Enforce any requirement imposed by federal law.law;

or d.

IsAre the result of a final, nonappealable judicial determination.

Any ambiguity in thea adoptionregulation ofthat landgoverns developmentresidential regulationslots by a local government must be construed in favor of the basic rightrights to acquireacquire, possess, and possessprotect land.property, including, but not limited to, the right to approval by right of a development or development application.

(b) If a lot on residential reallot property is connected to a public water system orand a publicsewerage sewer system, or will be connected to such asystems system as part of a lot split plan or subdivision plan, a local government may not adoptimpose landa developmentregulation regulationsthat that:does any of the following:

RequireRequires a minimum lot size that is greater than 1,200 square feet for an existing lotlots, and for lots created by a lot splitsplit, or subdivision.Page 9 of 19 CODING:

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words underlined are additions.

Florida Senate - 2026 CS for SB 948 578-02268-26 2026948c1 lots created by subdivision.

ContainProhibits, alimits, provisionor definingotherwise arestricts residential dwelling unit that is contrary to the definitiondevelopment inof subsectiona (3).starter home.

Prohibit,Requires limit,a orminimum otherwisesetback restrictthat theis developmentgreater ofthan: residential dwelling units.

4.

Require a minimum setback that is greater than:

4.

Requires a minimum dimension of a lot, including its width or depth, to exceed 20 feet if the lot meets the relevant minimum lot size requirement.

RequireRequires amore minimumthan dimension30 percent of alot lot,area including its width or depth, to exceedbe 20reserved feetfor ifopen thespace lotor meetspermeable thesurface. relevant minimum lot size requirement.

RequireRequires morea thanmaximum 30building percentheight of lotless areathan tothree bestories reservedor for35 openfeet spaceabove grade or, if applicable, three stories or permeable35 surface.feet above the base flood elevation established by the Federal Emergency Management Agency.

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WordsRequires strickena aremaximum deletions;floor area ratio of less than 3.

words underlined are additions.

Florida Senate - 2026 SB 948 9-01071-26 2026948__ 7.

Require a maximum building height of less than three stories or 35 feet above grade or, if applicable, three stories or 35 feet above the base flood elevation established by the Federal Emergency Management Agency.

RequireRequires athe maximumproperty floorowner areato ratiooccupy ofthe lessproperty. than 3.

RequireRequires thea propertyminimum ownersize tofor occupya starter home which is greater than that required by the property.Florida Building Code.

RequireRequires a minimummaximum sizeresidential fordensity, atypically residentialmeasured in dwelling unitunits thatper isacre, greaterwhich thanis themore minimumrestrictive sizethan imposed by the Floridarequirements Buildingof Code.this subsection.

11.(5)(a) Regulations imposed by a local government must allow a residential lot to front or abut a shared space instead of a public right-of-way.

Require(b) A local government may not impose a maximumregulation residentialthat density,requires typicallya measuredminimum innumber dwellingof unitsparking spaces greater than one per acre,residential whichdwelling isunit morefor restrictiveresidential thanlots thethat requirementsare 4,000 Page 10 of this19 subsection.CODING:

(5)(a)1.

Land development regulations adopted by a local government must allow a lot to front or abut a shared space instead of a public right-of-way.

However, such regulations may not be adopted to require a minimum number of parking spaces greater than one per residential dwelling unit for lots that are 4,000 square feet or less, or any minimum number of parking spaces for lots within a one-half mile radius of a permanent public transit stop that is open for public use on or after July 1, 2026.

2.

As used in subparagraph 1., the term “public transit stop” means a stop or station used for public purposes for transit services, including bus rapid transit services or commuter rail services, an intercity rail transportation system, or a rail system, as defined in s.

341.301.

The term does not include people-mover systems in a public-use airport as defined by s.

332.004.

(b) Land development regulations adopted by a local Page 16 of 21 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 governmentsquare whichfeet establishor criterialess, foror theany applicationminimum for,number orof approvalparking of,spaces thefor proposedresidential developmentlots within a one-half mile radius of a lotpublic splittransit arestop limitedthat tois theopen following:for public use on or after January 1, 2026.

(c) A local government may not impose a regulation that prohibits, limits, or otherwise restricts lot splits or the development of starter homes on a residential lot that contains historic property as defined in s.

267.021, except for:

Regulations relating to building design elements which may be applied pursuant to s.

163.3202(5)(a)1.;

or 2.

Regulations that prohibit, limit, or otherwise restrict the demolition or alteration of a structure or building that is individually listed in the National Register of Historic Places, or that is a contributing structure or building within a historic district which was listed in the National Register of Historic Places before January 1, 2000.

(6) Local government regulations must include a process through which an applicant may seek review and approval of a lot split.

(a) A lot split must be approved by right if the lot split objectively complies with the requirements of this section.

(b) Regulations imposed by a local government which establish criteria for the application for, or approval of, a lot split are limited to the following:

1.

RequiredThe compliancerequirement with the local government’s land development regulations that govern lots not created by athe lot split.split Page 11 of 19 CODING:

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Florida Senate - 2026 CS for SB 948 578-02268-26 2026948c1 comply with applicable zoning regulations that govern the parent parcel.

(6)(a)(7)(a) UponA local government shall confirm receipt of a development application,application for a localresidential governmentlot shallwithin confirm5 receiptbusiness ofdays theafter applicationreceipt byof the nextapplication business day using the contact information provided by the applicant.

Within 710 business days after receiving anthe application, athe local government shall review the application for completeness and issue a written notification to the applicant indicating that all required information is submitted or specify in writing with particularity any areas that are deficient.

(b) Within 75 business days after receipt of such additional information, athe local government shall issue a written notification to the applicant indicating that all required information is submitted or specify in writing with particularity any areas that areremain deficient.

AThe local government shallmay administrativelyrequest approveadditional aninformation applicationup withinto 20three businesstimes daysif afternecessary theto localaddress governmentan hasinitially deemedidentified thearea application Page 17 of 21deficiency. CODING:

However, the local government may not raise a new area of deficiency in a subsequent request for additional information unless the deficiency was caused by a material change introduced by the applicant in the additional information provided to the local government.

Before making a third request for additional information, the local government must offer the applicant a meeting to discuss and resolve any outstanding areas Page 12 of 19 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 completeof anddeficiency. no further action or approval by the local government is required.

If the applicant believes that a request for additional information is not authorized by law, the local government, at the applicant’s request, must process the application for approval or denial.

If a local government deems an application incomplete after making three requests for additional information, the local government must process the application for approval or denial.

(c) The local government shall approve the development application by right within 20 business days after deeming the application complete and may not impose any further action.

(d) At any point during the timeframes specified in thisparagraph subsection,(a) or paragraph (b), an applicant may request, and athe local government must grant, an extension of time for up to 60 business days.

However, a local government may not requestimpose an extension of time or require an applicant to request an extension of time.

(b)(e) If a local government fails to:

Issue a written notification of completeness or written specification of areas of deficiency within the10 firstbusiness 7-days business-dayafter timereceiving perioda provideddevelopment inapplication; paragraph (a);

Issue a written notification of completeness or written specification of areas of deficiency within the5 seconddays 7-after business-dayreceiving timeadditional periodinformation; provided in paragraph (a);

Approve an application withinby theright 20-business-daywithin time20 perioddays containedafter indeeming paragraphthe (a),application complete, the application is deemed approved,approved by right, and the local governmentPage must13 issue written notification of approval19 byCODING: the next business day.

(c) A local government must issue a refund to an applicant equal to 100 percent of the application fee if the local government fails to issue written notification of completeness or written specification of areas of deficiency within 7 business days after receiving the additional information pursuant to paragraph (a).

(7)(a) Land development regulations adopted by a local government which govern lot splits on historic property as Page 18 of 21 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 definedgovernment inmust s.issue written notification of approval by the next business day and issue to the applicant a refund equal to 100 percent of the application fee.

267.021(f) mayThe timeframes contained in this subsection do not varysupersede fromany landother developmenttimeframes regulationsprovided adoptedin governingstate historiclaw which are less restrictive than this subsection for property withoutowners or development, such lotas splits.a shorter timeframe for a local government to review documentation or to approve a development application.

(b)(8)(a) ParagraphA (a)property doesowner notor applyhousing toorganization landaggrieved developmentor regulationsadversely adoptedaffected toby prohibita theregulation demolitionimposed orby alteration of a structurelocal orgovernment building that is individually listed in theviolation National Register of Historicthis Places,section ormay thatmaintain is a contributingcause structureof oraction buildingfor withindamages a historic district which was listed in the Nationalcounty Registerin ofwhich Historicthe Placesproperty beforeis Januarylocated. 1, 2000.

(8)(a)As Aused realin propertythis ownerparagraph, orthe housingterm association“housing subjectorganization” tomeans landa developmenttrade regulationsor adoptedindustry bygroup that constructs or manages housing units, a localnonprofit governmentorganization inthat violationprovides ofor thisadvocates sectionfor mayincreased maintainaccess or reduced barriers to housing, or a causenonprofit oforganization actionthat foris damagesengaged in thepublic countypolicy inresearch, whicheducation, theor propertyoutreach isthat located.includes housing-policy- related issues.

The court shall review the evidence de novo and enter written findings of fact based on the preponderance of the evidence that a local government has adoptedimposed a land development regulation in violation of this section.

An aggrieved or adversely affected party shall prevail in an action filed under this subsection unless the local government demonstrates to the court by clear and convincing evidencePage that14 theof land19 developmentCODING: regulation is:

a.

In furtherance of a compelling governmental interest.

b.

The least restrictive means of furthering the compelling governmental interest.

(c) The court may:

Page 19 of 21 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 1.evidence that the regulation is:

a.

In furtherance of a compelling governmental interest;

and b.

The least restrictive means of furthering the compelling governmental interest.

(c) The court may do any of the following:

1.

The(d) A prevailing plaintiff is entitled to recover reasonable attorney fees and costs, including reasonable appellate attorney fees and costs.

(10) This section does not prohibit:prohibit, limit, or otherwise restrict a condominium association, a homeowners’ association, or a cooperative from adopting or approving governing documents, or a property owner from establishing deed restrictions, if such adoption, approval, or establishment is voluntary and not imposed by a local government.

(a)If Thesuch governingadoption, documentsapproval, ofor aestablishment condominiumis association,imposed aby homeowners’the association,local government, the governing document or deed restriction, as applicable, is deemed a cooperativelocal adoptedgovernment orregulation approvedunder beforethis Julysection 1,and 2026.is void and unenforceable to the extent that it conflicts with this section.

(b)(11) AnyThis deedsection restrictionsapplies establishedretroactively beforeto Julyany 1,local 2026.Page 15 of 19 CODING:

However, if recorded in the official records on or after July 1, 2026, any such documents or restrictions are void and unenforceable to the extent that they conflict with this section.

Section 4.

Subsection (3) of section 177.071, Florida Statutes, is amended to read:

177.071 Administrative approval of plats or replats by designated county or municipal official.— (3) The governing body of a county or municipality shall follow the application procedures established in s.

163.3254(6) Page 20 of 21 CODING:

Florida Senate - 2026 CS for SB 948 9-01071-26578-02268-26 2026948__2026948c1 upongovernment receivingregulation athat platis orcontrary replatto under this partsection Unless the applicant requests an extension of time, the administrative authority shall approve, approve with conditions, or denyits theintent. plat or replat submittal within the timeframe identified in the written notice provided to the applicant under subsection (2).

IfThis thesection administrativeis authorityremedial doesand notshall approvebe theliberally platconstrued or replat, it must notify the applicant in writing of the reasons for declining to approveeffectuate theits submittal.intent.

TheAny writtenlocal noticegovernment mustregulation identifycontrary allto areasthis ofsection noncomplianceis void and includeunenforceable specific citations to each requirement the platextent orthat replatit submittalconflicts failswith tothis meet.section.

TheSection administrative4. authority, or an official, an employee, an agent, or a designee of the governing body, may not request or require the applicant to file a written extension of time.

Present subsection (17) of section 163.514, Florida Statutes, is redesignated as subsection (18), and a new subsection (17) is added to that section, to read:

163.514 Powers of neighborhood improvement districts.— Unless prohibited by ordinance, the board of any district shall be empowered to:

(17) Plan, finance, or complete structural safety or building compliance improvements, including improvements required under state or local structural recertification programs, if such improvements are approved by:

(a) A majority vote of the district’s residents;

or (b) An advisory council composed of residents of the district, if such a council has been established by local ordinance pursuant to s.

163.506.

Subsection (6) is added to section 177.071, Florida Statutes, to read:

177.071 Administrative approval of plats or replats by designated county or municipal official.— (6) Subsection (3) does not apply to a plat or a replat under this part for a residential lot as defined in s.

163.3254(3).

For such plats and replats, the administrative authority shall follow the application procedures established in s.

163.3254(7).

Section 6.

Section 553.382, Florida Statutes, is amended to Page 16 of 19 CODING:

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for SB 948 578-02268-26 2026948c1 read:

553.382 Placement of certain housing.—Notwithstanding any other law or ordinance to the contrary, in order to expand the availability of affordable housing in this state, any residential manufactured building that is certified under this chapter by the department may be placed on a mobile home lot in a mobile home park, recreational vehicle park, or mobile home condominium, cooperative, or subdivision or on any lot in a recreational vehicle park.

Any such housing unit placed on a mobile home lot is a mobile home for purposes of chapter 723 and, therefore, all rights, obligations, and duties under chapter 723 apply, including the specifics of the prospectus.

However, a housing unit subject to this section may not be placed on a mobile home lot without the prior written approval of the park owner.

Each housing unit subject to this section which is placed on a mobile home lot shall be taxed as a mobile home under s.

320.08(11) and is subject to payments to the Florida Mobile Home Relocation Fund under s.

723.06116.

Section 7.

Section 553.385, Florida Statutes, is created to read:

553.385 Zoning of off-site constructed residential dwellings;

parity.— (1) As used in this section, the term:

(a) “Local government” means a county or municipality.

(b) “Off-site constructed residential dwelling” means a manufactured building as defined in s.

553.36 which is intended for single-family residential use, or a manufactured home as defined in s.

320.01(2)(b), which is constructed in whole or in part off-site and is treated as real property.

Page 17 of 19 CODING:

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for SB 948 578-02268-26 2026948c1 (2)(a) An off-site constructed residential dwelling must be permitted as of right in any zoning district where single-family detached dwellings are allowed.

(b) A local government may not adopt or enforce any zoning, land use, or development regulation that treats an off-site constructed residential dwelling differently or more restrictively than a single-family site-built dwelling allowed in the same district.

(c) This section does not prohibit a local government from applying generally applicable architectural, aesthetic, design, setback, height, or bulk standards to off-site constructed residential dwellings, provided such standards apply equally to site-built single-family dwellings permitted in the same district.

A local government may adopt compatibility standards that are limited to the following architectural features:

1.

Roof pitch.

2.

Square footage of livable space.

3.

Type and quality of exterior finishing materials.

4.

Foundation enclosure.

5.

Existence and type of attached structures.

6.

Building setbacks, lot dimensions, and the orientation of the home on the lot.

(d) A local government may not treat off-site constructed residential dwellings differently than factory-built buildings subject to s.

553.38 based on the method or location of construction.

(3) A local government may not adopt or enforce any zoning, land use, or development ordinance or regulation that conflicts with this section or s.

553.38 or that imposes different or more Page 18 of 19 CODING:

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for SB 948 578-02268-26 2026948c1 restrictive treatment on an off-site constructed residential dwelling based on its method of construction or the presence of components built off site.

Local government ordinances and regulations may not have the effect of excluding off-site constructed residential dwellings and must be reasonable and uniformly enforced without any distinction as to the type of housing.

Any such ordinance or regulation is void and unenforceable as applied to off-site constructed residential dwellings.

Section 8.

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