Fifth Week of the 2025 Legislative Session 

Welcome to week 5 of the 2025 legislative session! The Countdown Clock reads 28 days until Sine Die. Bills will be heard and amended every day—stay on top of county priorities with this weekly legislative bulletin or with our comprehensive Bill Tracker. 

On Monday, 3/31, CS/CS/HB 651- Department of Agriculture and Consumer Services, by Rep. Tuck, was heard in the House Agriculture & Natural Resources Budget Subcommittee. The bill, as filed, would have required counties to review the 10-year site plans for electric utilities and conduct a study on the site suitability of any solar projects planned on agricultural lands. This language was ultimately left out in the newest versions of the bill.  

The bill includes a preemption on local governments' regulations on the installation of housing for agricultural workers on land classified as agricultural. A standalone bill including this preemption passed the legislature in 2024 but was ultimately vetoed by the Governor. 

The bill gives local governments limited authority to require certain building, sanitation, and landscaping standards of such a housing facility. Such housing structures constructed before July 1, 2024, are exempt from these requirements unless the structure is changed or expanded. Housing structures are to be removed if agricultural operations cease for 365 days (following a 180-day notice period by the local government to resume operations) or if the DOH housing permit is revoked. 

The package also includes a prohibition on fluoridating public water supplies, among other provisions. 

The bill passed 11-4. The Senate companion, CS/CS/SB 700 - Department of Agriculture and Consumer Services, by Sen. Truenow, is waiting to be heard in Senate Fiscal Policy.



For more information on this bill, please contact Jared Grigas.

On Monday, 3/31, CS/SB 954 - Recovery Residences, by Sen. Gruters, passed 6-2 in Senate Community Affairs. The House companion CS/HB 1163 - Certified Recovery Residences by Rep. Owen also passed 12-5 in the House Human Services Subcommittee.

The bill relates to the establishment and regulation of recovery residences—sober living homes supporting individuals recovering from substance abuse. The bill preempts local zoning laws to permit recovery residences in all multifamily zones upon administrative approval, with exceptions. The bill also adjusts personnel-to-resident ratio limits and relaxes 24/7 supervision requirements for certain recovery residences. During the committee, a PCS was adopted that makes the following changes: The committee substitute removes all provisions of the bill except-

• The provisions of section 4 declaring a certified recovery residence are deemed a non-transient residential use of land for the purposes of all local zoning ordinances. The provisions requiring administrative approval and a reduction of parking requirements are removed.
• Section 5, adjusting bed limits by personnel-to-resident ratio. This provision is modified to provide a 500-resident limit, where the bill, as filed, has no limitation.



For more information on this bill, please contact Courtney Mooney.

On Monday, 3/31, SB 1622 - Recreational Customary Use of Beaches, by Sen. Trumbull, passed 7-1 in Senate Community Affairs. Meanwhile, the House companion, HB 6043 - Recreational Customary Use of Beaches by Rep. Andrade, also passed unanimously in the House Natural Resources & Disasters Subcommittee.

The bill repeals a current preemption requiring local governments to receive judicial affirmation for any customary use ordinance or policy. The bill repeals a current preemption requiring local governments to receive judicial affirmation for any customary use ordinance or policy. 



For more information on this bill, please contact Jared Grigas. 

On Monday, 3/31, CS/SB 1730 - Affordable Housing by Sen. Calatayud passed unanimously in Senate Community Affairs. The bill amends various provisions of the Live Local Act, including expanding preemptions of local zoning and land use authority regarding mixed-use and multi-family developments. During the committee, an amendment was adopted making the following changes-

• Clarifies the locations subject to authorization by defining certain zoning terms and addressing applications in flexibly zoned areas, such as planned unit developments.
• Prohibits local governments from requiring transfer of density or development units, and amendments to a development of regional impact for a live local project. The amendment removed prior provisions regarding amendments to a development agreement and amendments to a restrictive covenant for the same projects.
• Prohibits local government from mandating more than 10 percent of a mixed-use residential project be for nonresidential purposes.  
• A county may not restrict the height, density, or floor area ratio of a proposed development below the highest currently allowed, or allowed on July 1, 2023, for a commercial or residential building located in its jurisdiction (for height, within 1 mile as currently provided). The provision of law restricting approved development height for proposed development adjacent to single-family residential use is similarly amended to allow the highest allowed on July 1, 2023, but tempered to not exceed 10 stories.
• Parking is amended to require a local government, upon request by the applicant, to reduce parking requirements for a proposed development by 20 percent if the proposed development meets any of the criteria considered for parking reduction currently provided by law.
• An application for a development must be administratively approved, and no further action is required by the governing body of the local government or any quasi-judicial or administrative board or reviewing body.
• The bill provides that a court shall give any civil action filed against a local government for a violation priority over other pending cases and render a preliminary or final decision as expeditiously as possible. Further, the bill provides that the court must assess and award reasonable attorney fees and costs, not exceeding $200,000, to a prevailing party in such an action.
• Counties are further permitted, but not required, to allow an adjacent parcel of land to be included within a proposed multifamily development authorized under the Live Local Act. This does not apply to airport-impacted areas, recreational and commercial working waterfronts, the Wekiva study area, and the Everglades protection area.
• Clarifies the application of the zoning preemption by defining “commercial,” “industrial,” and “mixed-use zoning,” regardless of how the county currently uses them within its ordinances.
• The bill preempts local governments from imposing building moratoria that have the effect of delaying the permitting or construction of a development. As an exception, a local government may impose such a moratorium by ordinance for no more than 90 days in any 3-year period after preparing, publishing, and presenting an assessment of the locality’s need for affordable housing.
• An applicant for a proposed development authorized as an affordable housing project who submitted documentation before July 1, 2025, may proceed under the provisions of law as they existed at the time of submission or notify the local government of their intent to revise their submission to account for the changes made by the bill.
• Amends the hurricane evacuation clearance time for the Florida Keys from twenty-four to twenty-six hours to accommodate the building of additional developments to ameliorate the acute affordable housing and building permit allocation shortage.
• The bill institutes a state housing policy on public sector and hospital employer-sponsored housing. The bill provides that it is the policy of the state to support housing for employees of hospitals, health care facilities, and governmental entities and to allow developers using low-income housing tax credits and other sources of funding to create a preference for housing for such employees. However, such preferences must conform to the requirements provided under federal law.

The House companion, CS/HB 943- Real Property and Land Use and Development, by Rep. Lopez (V), is waiting to be heard in the House Intergovernmental Affairs Subcommittee.



For more information on this bill, please contact Courtney Mooney.

On Monday, 3/31, CS/SB 1822- Waste Management by Sen. Martin passed 5-3 in Senate Community Affairs. The bill clarifies an existing preemption of local regulation of “auxiliary containers” (such as plastic bags, cups, and food packaging). Initially, local governments were precluded from regulating in this space until the legislature formally adopted state standards recommendations from DEP. The state ultimately never did so—this bill renders that unnecessary and expressly preempts local regulation altogether. 

The Committee also adopted amendment language preempting a local government from constructing a new waste-to-energy facility within a one-mile buffer (measured from the facility’s stack) of a school or parcel zoned for residential use. A similar preemption can be found in a pair of standalone bills, SB 1008 - Waste Incineration by Sen. Avila and CS/HB 1609 - Waste Incineration by Reps. Weinberger and Borrero.

The House Companion, HB 565 - Regulation of Auxiliary Containers by Rep. Blanco, does not contain the solid waste facility preemption, but was temporarily postponed in House Intergovernmental Affairs.



 For more information on this bill, please contact Jared Grigas.

On Monday, 3/31, CS/SB 482 - Impact Fees by Sen. DiCeglie passed unanimously, in Senate Community Affairs, following the adoption of an amendment that revises the criteria for determining “extraordinary circumstances” for impact fee increases.

Current law requires a “phase-in” approach to increase impact fees. Specifically, the fee cannot be increased by more than 50% over a four-year period, unless the county produces a finding of “extraordinary circumstances.” The amended bill would narrow the definition of “extraordinary circumstances” to mean the measurable effects of development that will require mitigation beyond what’s provided by the existing fee schedule.  

The House companion HB 665- Local Government Impact Fees and Development Permits and Orders by Rep. Steele is waiting to be heard in the House Intergovernmental Affairs Subcommittee.



For more information on this bill, please contact Jeff Scala

On Tuesday, 4/1,  CS/CS/HB 1071- Alternative Plans Reviews and Inspections by Rep. Benarroch passed unanimously in the Intergovernmental Affairs Subcommittee. The bill allows private providers to perform “single-trade plans review,” an analogous concept to single-trade inspections provided for in current law, authorizing private provider plans review for single construction trades such as plumbing, mechanical, or electrical. Single-trade plans review can be conducted using an automated or software-based system and qualifies for expedited permit processing, from 20 days to five, for single-family and two-family dwellings. 

The bill also expands the universe of valid trade work for which private providers can perform inspections and now plans review, to include solar energy and energy storage installations or alterations and specifically allows private providers to conduct single-trade inspections virtually. 

The Senate companion, CS/SB 1134- Alternative Plans Review and Inspections by Sen. Calatayud, is waiting to be heard in Senate Regulated Industries.  



For more information on this bill, please contact Courtney Mooney.

On Tuesday, 4/1, CS/CS/SB 184- Affordable Housing by Sen. Gaetz passed unanimously in Senate Rules. The bill requires each county and municipality to enact an ordinance to allow accessory dwelling units (ADUs) in all single-family residential areas. Affordable ADUs count toward housing goals, and owners may keep homestead exemptions, though rented units are separately taxed. The bill also requires OPPAGA to evaluate the efficiency of mezzanine financing and the potential of tiny homes being used to meet affordable housing needs throughout the state.

During the committee, an amendment was adopted that defines “primary dwelling unit” and requires local governments by December 1, 2025, to adopt an ADU ordinance and provides that the ordinance applies to ADUs permitted or constructed after the date of the ordinance. Expressly allows local governments to regulate the permitting, construction, and use of ADUs as long as it does not prohibit the owner from renting the unit, requiring the owner of the parcel to reside in the primary unit, increasing parking, and requiring replacement parking. The amendment also removed manufactured homes as allowable ADUs, provisions prohibiting ADUs from being leased for a term of less than one month, and provisions prohibiting the ordinance from applying to planned unit development or master planned communities.

The House companion,  CS/HB 247- Affordable Housing by Rep. Conerly, is waiting to be heard in the House Intergovernmental Affairs Subcommittee.



For more information on this bill, please contact Courtney Mooney.

On Tuesday,4/1, HJR 1215 - Ad Valorem Tax Exemption by Rep. Alvarez passed unanimously in the Housing, Agriculture & Tourism Subcommittee. The bill proposes an amendment to the Florida Constitution to authorize the Legislature to exempt tangible personal property from ad valorem taxes when the tangible personal property is located on agricultural land, used in the production of agricultural products or for agritourism activities, and owned by the landowner or leaseholder of the agricultural land. If adopted by the Legislature, the proposed amendment will be submitted to Florida’s electors at the next general election in November 2026. A joint resolution proposing an amendment to the Florida Constitution must be passed by three-fifths of the membership of each house of the Legislature. Subject to approval by 60 percent of voters during the 2026 general election, the amendment proposed in the joint resolution will take effect on January 1, 2027. The joint resolution is not subject to the Governor’s veto powers.

The Senate companion, SJR 318 - Ad Valorem Tax Exemption, by Sen. Truenow is waiting to be heard in Senate Finance and Tax.

For more information on this bill, please contact Jared Grigas.

On Wednesday, 4/2, CS/HJR 1257 - Property Tax Benefits for Certain Residential Properties Subject to a Long-term Lease and implementing bill HB 1259 - Property Tax Exemption and Assessment Limitation on Long-term Leased Property by Rep. Busatta, passed 9-4 in the Housing, Agriculture & Tourism Subcommittee.  The joint resolution proposes amendments to Sections 3 and 4 of Article VII of the Florida Constitution to authorize the Legislature to provide similar ad valorem taxation exemptions and assessment limitations reserved for homesteaded property for non-homestead residential real property, if the property is subject to a long-term residential lease longer than 6 months, the property could qualify for a homestead exemption, when owned by a person who also has a homestead exemption on another parcel of real estate. If those conditions are met, the Legislature is authorized to provide by general law that qualifying non-homestead property-

• Receives an exemption on the value of the property between $0 and $25,000 (for all levies) and between $50,000 and $75,000 (for all levies other than school levies)
• Cannot have the assessed value increase more than the lesser of three percent or the change in the consumer price index for the year; and
• Generally, it retains accumulated benefits if the property changes from year to year among qualifying non-homestead, property, nonqualifying non-homestead property, and homestead property.

The bill provides, through a new section of Article XII of the Florida Constitution, that the changes first apply to the 2027 tax roll. The changes take effect on January 1, 2027, if approved by 60 percent of voters in the November 2026 general election.



The Senate companion SJR 1510 - Homestead Property Exemption and Assessment Limitations by Sen. Avila is waiting to be heard in Senate Finance and Tax.

For more information on this bill, please contact Jeff Scala.

On Tuesday, 4/1, SB 1242 - Community Redevelopment Agencies by Sen. McClain passed 8-3  in Senate Judiciary. The bill provides that no Community Redevelopment Agency may be created after the bill takes effect on July 1, 2025. The bill further provides that existing agencies will terminate on the earlier of the expiration date in the agency’s charter or September 30, 2045, unless the CRA has outstanding bonds maturing later, in which case the CRA may remain in existence until the bonds mature. A local government may not vote to extend a subordinate agency’s expiration, and an agency may not initiate any new projects or issue any new debt. 

The House companion CS/HB 991 - Community Redevelopment Agencies, by Rep. Giallombardo, is waiting to be heard in the House Commerce Committee.



For more information on this bill, please contact Jeff Scala. 

On Tuesday, 4/1, CS/SB 818 - Utility Relocation by Sen. McClain passed 8-1 in the Senate Transportation Committee. The bill shifts the cost of relocating broadband, cable, and video service utilities from the utility owner to the right-of-way authority, including the state and local governments. The bill will have a significant negative fiscal impact on local government expenditures due to increased financial responsibility for utility relocations. This bill also creates a broad exemption for broadband video and cable while maintaining the same financial requirement for other utilities.

FAC testified against the bill in committee.

The House companion, HB 703 - Utility Relocation by Rep. Robinson, is waiting to be heard in the House Commerce Committee on Monday.

For more information, please contact Peter Abello.

On Wednesday, 4/2, CS/SB 180 - Emergency Preparedness and Response Improvements, by Sen. DiCeglie, passed unanimously in Senate Appropriations.  The bill included an amendment addressing mandatory emergency management training. Specifically, the amendment allows training for county personnel by the Division of Emergency Management or by a 501(c) 3 that has a governing board that includes in its membership county commissioners and professional county staff. The amendment stipulated that the training by a 501(c) 3 be approved by the division.

The bill updates the special needs shelter process, enhances audit transparency for emergency contracts, streamlines post-storm permitting, and requires annual reporting on emergency preparedness and mitigation. The bill package includes these provisions-  

• Provides that the Department of Environmental Protection may waive or reduce the beach management project match requirements for counties impacted by erosion caused by Hurricane Debby, Hurricane Helene, or Hurricane Milton.
• Provides that certain agricultural equipment that was unable to be used for 60 days due to Hurricane Debby, Hurricane Helene, or Hurricane Milton would be assessed at salvage value on the 2025 property tax roll.
• Requires the Florida Division of Emergency Management (FDEM) to prioritize shelter retrofit funding for projects in counties with shelter deficits and certain publicly owned projects.
• Allows Florida National Guard servicemembers to provide medical care to military personnel and civilians during emergencies.
• Revises legislative intent and provisions related to the FDEM’s planning and emergency management duties.
• Requires the Department of Veterans’ Affairs to annually provide information on the special needs registry to their special needs clients and caregivers.
• Revises the FDEM emergency expenditure auditing and reporting requirements. Revises requirements for agencies and their emergency coordination officers to notify and coordinate with the FDEM.
• Renames the Natural Hazards Interagency Workgroup as the “Natural Hazards Risks and Mitigation Interagency Coordinating Group” and substantially revises the duties of the group.
• Specifies administrative requirements for the FDEM related to federal funds, including specifically the FEMA Public Assistance and Hazard Mitigation Grant Program funds.
• Requires political subdivisions to annually notify the FDEM of their designated emergency contact.
• Revises the FDEM public shelter space reporting, planning, and funding requirements. Creates requirements for county and municipal post-storm permitting and operations.
• Revises authorizations and requirements related to storm-generated debris.
• Prohibits counties and municipalities listed in the federal disaster declaration for Hurricane Debby, Hurricane Helene, or Hurricane Milton from adopting moratoriums or more restrictive or burdensome amendments or procedures to their comprehensive plans or land development regulations concerning review, approval, or issuance of a site plan, development permit, or development order before August 1, 2024, and provides a cause of action to residents and business owners.

The House companion, CS/HB 1535 Emergencies by Rep. McFarland, is waiting to be heard in the House Transportation & Economic Development Budget Subcommittee. 

For more information on this bill, please contact Eric Poole.

On Wednesday, HJR 679 - Term Limits for Members of County Commissions and District School Boards by Rep. Salzman passed 11-6 in the House Education Administration Subcommittee, with Chair Trabulsy joining the Democrats in opposition. Several members raised additional concerns on the lifetime limits, the 8-year cap, the imposition of all counties voting instead of county–by–county, and the impact to smaller counties.

The joint resolution would impose an 8-year lifetime term limit on county commissioners, regardless of those already set by the county charter. The bill strips local governments’ ability to self-govern by forcing constituents to vote through a statewide ballot process on county commissioner term limits. 

Currently, twelve counties have term limits in place, and every county has the ability to enact limits through citizen initiative or by act of the Board of County Commissioners. This will force these twelve back to the ballot, including those whose charter previously established longer-term limits.  

Florida’s counties vary, and the decision to adopt term limits should be determined locally by charter review. There is no one-size-fits-all approach.

The Senate companion, SJR 802 - Term Limits for Members of Boards of County Commissioners and District School Boards, by Sen. Ingoglia is waiting to be heard in Senate Community Affairs.



For more information on this bill, please contact Jeff Scala.