HB0465 • 2026

Community Association Management

Budget Crime Education Labor Taxes

Passed Legislature

This bill passed both chambers and reached final enrollment, even if later executive action is not shown here.

Sponsor: Commerce Committee ; Nix ; Basabe ; (CO-INTRODUCERS) Daniels ; LaMarca ; Salzman
Last action: 2026-03-13
Official status: House - Died on Second Reading Calendar
Effective date: 2027-01-01

Plain English Breakdown

The official metadata states the bill passed both chambers but also lists a last action of 'House - Died on Second Reading Calendar,' creating uncertainty about whether this specific version became law.

Rules for Managing Community Associations and Timeshares

This bill sets new insurance rules, license requirements, and criminal background checks for people who manage community associations and timeshare properties.

What This Bill Does

Requires managers to buy $1 million in errors or omissions insurance separate from the association's own policy.
Orders immediate license revocation if a manager is convicted of serious crimes like theft, embezzlement, money laundering, first-degree felonies, or capital felonies.
Mandates that associations with annual revenues of $750,000 or more must hire a licensed management firm instead of an individual manager.
Requires all board members and officers to check that any hired manager or firm holds the correct licenses before signing contracts.
Clarifies which licensing rules apply specifically to timeshare management firms and their employees.

Who It Names or Affects

Community association managers
Community association management firms
Timeshare management firms and their licensed staff
Board members, officers, and directors of condominiums, cooperatives, and homeowners' associations

Terms To Know

Errors or omissions insurance: A type of policy that protects against claims made for mistakes or failure to perform professional duties.
Nolo contendere: A legal plea where a person does not admit guilt but accepts punishment as if they were guilty.
Community association management firm: A business that is licensed to manage the daily operations of groups like condominiums or homeowners' associations.

Limits and Unknowns

The bill text provided does not list specific penalties for board members who fail to check licenses.
The exact details on how timeshare rules differ from other association rules are summarized but not fully detailed in the excerpt.
The final status of this bill is listed as 'Died' after passing both chambers, meaning it may not become law without further action.

Amendments

These notes stay tied to the official amendment files and metadata from the legislature.

829213

Committee amendment H 465 Filed • Porras

Adopted without Objection 2/10/2026

Plain English: This amendment requires community association managers to have $1 million in professional liability insurance and mandates the immediate revocation of their license if they are convicted of serious crimes involving theft or money laundering.

Managers must buy errors or omissions insurance with at least a $1 million limit before working for any homeowners, condominium, or cooperative association.
This required insurance policy must be separate from any coverage the community association already provides.
A manager's license will be immediately revoked if they are convicted of or plead no contest to specific serious crimes like first-degree felonies, capital felonies, money laundering, theft, or embezzlement.
Anyone whose license is revoked under these new rules is permanently banned from getting a community association management license again.

The text does not explain how the state will check if managers have bought this insurance before they start working.
It is unclear what happens to contracts that were already signed by managers who do not yet meet these new requirements.

064163

Committee amendment H 465 Filed • Nix

Adopted without Objection 2/10/2026

Plain English: This amendment sets a rule that community associations earning at least $750,000 in yearly revenue are required to hire an outside management company.

Community associations with total annual revenues of $750,000 or more must contract with a professional manager.

438865

Committee amendment H 465 Filed • Nix

Adopted without Objection 2/10/2026

Plain English: This amendment updates Florida law to clarify that rules for managing timeshares take priority over general property management laws when there is a conflict, while also adding new ways managers must tell owners if they are using related companies.

It states that the specific chapter on timeshare plans overrides other chapters about condominiums or cooperatives if their rules disagree.
Timeshare management firms and their employees will follow this timeshare law instead of general community association laws, unless a rule specifically says otherwise.
Managers must tell owners every year if they are using parent companies or related businesses to provide services, which can be done through budgets, contracts, mail, meetings, websites, or other communications.
It clarifies that the specific section on firing managers in this timeshare law applies instead of a different section found in general property management laws.

The text does not explain exactly how the division will create rules to tell apart timeshare and non-timeshare properties.
It is unclear what happens if a specific rule from chapter 468 is made applicable, as that depends on future decisions or other laws.

618401

Floor amendment H 465 c1 • Nix

Filed

Plain English: This amendment requires community association managers working with large associations to carry specific insurance, mandates that certain types of associations hire licensed managers, and sets strict rules for revoking licenses if a manager is convicted of serious crimes.

Managers must buy professional liability and crime insurance worth at least $1 million each before signing contracts with associations that make $750,000 or more in annual revenue.
Associations with total annual revenues of $750,000 or more are required to hire a licensed community association manager or management firm.
Multicondominium associations must also contract with a licensed community association manager or management firm.
A manager's license will be immediately revoked and they will be permanently banned from future licensure if convicted of serious crimes like first-degree felonies, money laundering, theft, or embezzlement.

The provided text is incomplete because it cuts off in the middle of a sentence regarding rules for cooperative associations.
Some specific details about how existing contracts are handled before January 1, 2027, may be unclear without reading the full context of the original bill.

069647

Floor amendment H 465 c1 • Nix

House: Withdrawn 3/4/2026

Plain English: This amendment requires large community association management firms to buy specific insurance and changes how much in-person training new managers must complete before taking their licensing exam.

Management firms working with associations that make $750,000 or more a year must get professional liability and crime insurance of at least $1 million per incident.
This required insurance must be separate from any coverage the association already has.
The amount of in-person training needed before taking the licensing exam is reduced to no more than 24 hours instead of 40 hours.
New managers can finish their pre-licensing education within 12 months before they take the test.

This amendment was officially withdrawn on March 4, 2026, so it did not become law in this form.
The text does not explain exactly how 'hardship or disability' exceptions for training will be handled beyond stating that rules must be created.

670943

Floor amendment H 465 c1 • Shoaf

House: Withdrawn 3/3/2026

Plain English: This amendment sets new rules for becoming a licensed community association manager by defining 'good moral character,' limiting when licenses can be denied, and requiring specific pre-licensure education.

It defines good moral character as having a history of honesty, fairness, respect for others' rights, and obeying state and national laws.
The department can only deny an applicant's license if their lack of good moral character is directly related to the job duties or supported by strong evidence.
Applicants must complete at least 24 hours of in-person training within 12 months before taking the licensing exam, though exceptions exist for hardships or disabilities.
The required exam will test knowledge on laws, budgets, meeting procedures, insurance, fraud prevention, and conflict resolution.

This amendment was officially withdrawn from consideration by the House on March 3, 2026, so it did not become law.
The text cuts off at the end of page 4, leaving out some details about how fees for education providers are handled.

Bill History

2026-03-13 House
• Died on Second Reading Calendar
2026-03-05 House
• Temporarily postponed, on 2nd Reading • Added to Second Reading Calendar
2026-03-02 House
• Bill added to Special Order Calendar (3/5/2026)
2026-02-12 House
• Bill referred to House Calendar • Added to Second Reading Calendar
2026-02-11 House
• Reported out of Commerce Committee • Laid on Table under Rule 7.18(a) • CS Filed • 1st Reading (Committee Substitute 1)
2026-02-10 House
• Favorable with CS by Commerce Committee
2026-02-06 House
• Added to Commerce Committee agenda
2026-01-13 House
• Favorable by Housing, Agriculture & Tourism Subcommittee • Reported out of Housing, Agriculture & Tourism Subcommittee • Now in Commerce Committee • 1st Reading (Original Filed Version)
2026-01-09 House
• Added to Housing, Agriculture & Tourism Subcommittee agenda
2025-11-24 House
• Referred to Housing, Agriculture & Tourism Subcommittee • Referred to Commerce Committee • Now in Housing, Agriculture & Tourism Subcommittee
2025-11-19 House
• Filed

Official Summary Text

Community Association Management; Requires community association managers & community association firms to obtain specified amount of insurance; provides for revocation of community association manager's license; barring community association manager from being licensed; requires certain community associations to contract with community association management firm; requires community association firm to possess all applicable licenses; provides that association board members, officers, & directors have duty to ensure such community association firm or community association manager is properly licensed; provides that timeshare management firms & licensed individuals employed by timeshare management firms are only subject to certain licensing & disciplinary requirements; provides that timeshare management firms & licensed individuals employed by timeshare management firms are only subject to certain licensing & disciplinary requirements unless certain provisions expressly apply; provides that certain other accommodations managed by timeshare management firm or licensed individual are governed under specified provisions of law; provides for priority of application in case of conflict.

Current Bill Text

Read the full stored bill text

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A bill to be entitled 1
An act relating to community association management; 2
amending s. 468.432, F.S.; requiring community 3
association managers and community association firms 4
to obtain a specified amount of insurance separate 5
from insurance provided by an association; amending s. 6
468.436, F.S.; providing for the revocation of a 7
community association manager's license under certain 8
circumstances; barring a community association manager 9
from being licensed under certain circumstances; 10
amending ss. 718.111, 718.405, 719.106, and 720.303, 11
F.S.; requiring certain community associations to 12
contract with a community association management firm; 13
requiring the community association firm to possess 14
all applicable licenses; providing that association 15
board members, officers, and directors have a duty to 16
ensure such community association firm or community 17
association manager is properly licensed; amending s. 18
721.03, F.S.; providing that timeshare management 19
firms and certain licensed individuals are only 20
subject to certain licensing and disciplinary 21
requirements; amending s. 721.13, F.S.; providing that 22
timeshare management firms and certain licensed 23
individuals are only subject to certain licensing and 24
disciplinary requirements unless certain provisions of 25

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law expressly apply; providing that certain 26
accommodations managed by a timeshare management firm 27
or licensed individual are governed under specified 28
provisions of law; providing for priority of 29
application in case of conflict; amending s. 721.14, 30
F.S.; conforming a provision to changes made by the 31
act; providing an effective date. 32
33
Be It Enacted by the Legislature of the State of Florida: 34
35
Section 1. Subsection (4) is added to section 468.432, 36
Florida Statutes, to read: 37
468.432 Licensure of community association managers and 38
community association management firms; exceptions.— 39
(4) Before contracting with or being employed by a 40
condominium association, cooperative association, or homeowners' 41
association, a community association manager or community 42
association management firm must obtain coverage under an errors 43
or omissions insurance policy with a minimum combined single 44
limit of $1 million, which is separate from any insurance 45
coverage provided by the association. 46
Section 2. Subsection (6) is added to section 468.436, 47
Florida Statutes, to read: 48
468.436 Disciplinary proceedings.— 49
(6) If a community association manager is convicted of, or 50

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enters a plea of guilty or nolo contendere, regardless of 51
adjudication, in any jurisdiction, to a felony of the first 52
degree, a capital felony, a felony involving money laundering, 53
or a felony involving theft or embezzlement, the department must 54
immediately revoke the community association manager's license 55
issued under this part and the community association manager is 56
permanently barred from future licensure under this part. 57
Section 3. Paragraph (g) of subsection (3) of section 58
718.111, Florida Statutes, is amended to read: 59
718.111 The association.— 60
(3) POWER TO MANAGE CONDOMINIUM PROPERTY AND TO CONTRACT, 61
SUE, AND BE SUED; CONFLICT OF INTEREST.— 62
(g) If an association contracts with a community 63
association manager or a community association management firm, 64
the community association manager or community association 65
management firm must possess all applicable licenses required by 66
part VIII of chapter 468. An association with total annual 67
revenues of $750,000 or more must contract with a community 68
association management firm. Each board member or officer All 69
board members or officers of an association that contracts with 70
a community association manager or a community association 71
management firm has have a duty to ensure that the community 72
association manager or community association management firm is 73
properly licensed before entering into a contract. 74
Section 4. Subsection (6) is added to section 718.405, 75

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Florida Statutes, to read: 76
718.405 Multicondominiums; multicondominium associations.— 77
(6) An association operating a multicondominium must 78
contract with a community association management firm. The 79
community association management firm must possess all 80
applicable licenses required by part VIII of chapter 468. Each 81
board member or officer of an association that contracts with a 82
community association manager or a community association 83
management firm has a duty to ensure that the community 84
association manager or community association management firm is 85
properly licensed before entering into a contract. 86
Section 5. Paragraph (a) of subsection (1) of section 87
719.106, Florida Statutes, is amended to read: 88
719.106 Bylaws; cooperative ownership.— 89
(1) MANDATORY PROVISIONS.—The bylaws or other cooperative 90
documents shall provide for the following, and if they do not, 91
they shall be deemed to include the following: 92
(a) Administration.— 93
1. The form of administration of the association shall be 94
described, indicating the titles of the officers and board of 95
administration and specifying the powers, duties, manner of 96
selection and removal, and compensation, if any, of officers and 97
board members. In the absence of such a provision, the board of 98
administration shall be composed of five members, unless the 99
cooperative has five or fewer units. The board shall consist of 100

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not fewer than three members in cooperatives with five or fewer 101
units that are not-for-profit corporations. In a residential 102
cooperative association of more than 10 units, co-owners of a 103
unit may not serve as members of the board of directors at the 104
same time unless the co-owners own more than one unit or unless 105
there are not enough eligible candidates to fill the vacancies 106
on the board at the time of the vacancy. In the absence of 107
provisions to the contrary, the board of administration shall 108
have a president, a secretary, and a treasurer, who shall 109
perform the duties of those offices customarily performed by 110
officers of corporations. Unless prohibited in the bylaws, the 111
board of administration may appoint other officers and grant 112
them those duties it deems appropriate. Unless otherwise 113
provided in the bylaws, the officers shall serve without 114
compensation and at the pleasure of the board. Unless otherwise 115
provided in the bylaws, the members of the board shall serve 116
without compensation. 117
2. A person who has been suspended or removed by the 118
division under this chapter, or who is delinquent in the payment 119
of any monetary obligation due to the association, is not 120
eligible to be a candidate for board membership and may not be 121
listed on the ballot. A director or officer charged by 122
information or indictment with a felony theft or embezzlement 123
offense involving the association's funds or property is 124
suspended from office. The board shall fill the vacancy 125

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according to general law until the end of the period of the 126
suspension or the end of the director's term of office, 127
whichever occurs first. However, if the charges are resolved 128
without a finding of guilt or without acceptance of a plea of 129
guilty or nolo contendere, the director or officer shall be 130
reinstated for any remainder of his or her term of office. A 131
member who has such criminal charges pending may not be 132
appointed or elected to a position as a director or officer. A 133
person who has been convicted of any felony in this state or in 134
any United States District Court, or who has been convicted of 135
any offense in another jurisdiction which would be considered a 136
felony if committed in this state, is not eligible for board 137
membership unless such felon's civil rights have been restored 138
for at least 5 years as of the date such person seeks election 139
to the board. The validity of an action by the board is not 140
affected if it is later determined that a board member is 141
ineligible for board membership due to having been convicted of 142
a felony. 143
3. When a unit owner files a written inquiry by certified 144
mail with the board of administration, the board shall respond 145
in writing to the unit owner within 30 days of receipt of the 146
inquiry. The board's response shall either give a substantive 147
response to the inquirer, notify the inquirer that a legal 148
opinion has been requested, or notify the inquirer that advice 149
has been requested from the division. If the board requests 150

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advice from the division, the board shall, within 10 days of its 151
receipt of the advice, provide in writing a substantive response 152
to the inquirer. If a legal opinion is requested, the board 153
shall, within 60 days after the receipt of the inquiry, provide 154
in writing a substantive response to the inquirer. The failure 155
to provide a substantive response to the inquirer as provided 156
herein precludes the board from recovering attorney's fees and 157
costs in any subsequent litigation, administrative proceeding, 158
or arbitration arising out of the inquiry. The association may, 159
through its board of administration, adopt reasonable rules and 160
regulations regarding the frequency and manner of responding to 161
the unit owners' inquiries, one of which may be that the 162
association is obligated to respond to only one written inquiry 163
per unit in any given 30-day period. In such case, any 164
additional inquiry or inquiries must be responded to in the 165
subsequent 30-day period, or periods, as applicable. 166
4. An association with total annual revenues of $750,000 167
or more must contract with a community association management 168
firm. The community association management firm must possess all 169
applicable licenses required by part VIII of chapter 468. 170
5. Each board member or officer of an association that 171
contracts with a community association manager or a community 172
association management firm has a duty to ensure that the 173
community association manager or community association 174
management firm is properly licensed before entering into a 175

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contract. 176
Section 6. Subsection (1) of section 720.303, Florida 177
Statutes, is amended to read: 178
720.303 Association powers and duties; meetings of board; 179
official records; budgets; financial reporting; association 180
funds; recalls.— 181
(1) POWERS AND DUTIES.—An association that operates a 182
community as defined in s. 720.301 must be operated by an 183
association that is a Florida corporation. After October 1, 184
1995, the association must be incorporated and the initial 185
governing documents must be recorded in the official records of 186
the county in which the community is located. An association may 187
operate more than one community. An association with total 188
annual revenues of $750,000 or more must contract with a 189
community association management firm. The community association 190
management firm must possess all applicable licenses required by 191
part VIII of chapter 468. The officers and directors of an 192
association are subject to s. 617.0830 and have a fiduciary 193
relationship to the members who are served by the association. 194
Each officer and director of an association that contracts with 195
a community association manager or a community association 196
management firm has a duty to ensure that the community 197
association manager or community association management firm is 198
properly licensed before entering into a contract. The powers 199
and duties of an association include those set forth in this 200

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chapter and, except as expressly limited or restricted in this 201
chapter, those set forth in the governing documents. After 202
control of the association is obtained by members other than the 203
developer, the association may institute, maintain, settle, or 204
appeal actions or hearings in its name on behalf of all members 205
concerning matters of common interest to the members, including, 206
but not limited to, the common areas; roof or structural 207
components of a building, or other improvements for which the 208
association is responsible; mechanical, electrical, or plumbing 209
elements serving an improvement or building for which the 210
association is responsible; representations of the developer 211
pertaining to any existing or proposed commonly used facility; 212
and protest of ad valorem taxes on commonly used facilities. The 213
association may defend actions in eminent domain or bring 214
inverse condemnation actions. Before commencing litigation 215
against any party in the name of the association involving 216
amounts in controversy in excess of $100,000, the association 217
must obtain the affirmative approval of a majority of the voting 218
interests at a meeting of the membership at which a quorum has 219
been attained. This subsection does not limit any statutory or 220
common-law right of any individual member or class of members to 221
bring any action without participation by the association. A 222
member does not have authority to act for the association by 223
virtue of being a member. An association may have more than one 224
class of members and may issue membership certificates. An 225

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association of 15 or fewer parcel owners may enforce only the 226
requirements of those deed restrictions established prior to the 227
purchase of each parcel upon an affected parcel owner or owners. 228
Section 7. Subsection (2) of section 721.03, Florida 229
Statutes, is amended to read: 230
721.03 Scope of chapter.— 231
(2)(a) When a timeshare plan is subject to both the 232
provisions of this chapter and the provisions of chapter 718 or 233
chapter 719, the plan shall meet the requirements of both 234
chapters unless exempted as provided in this section. The 235
division shall have the authority to adopt rules differentiating 236
between timeshare condominiums and nontimeshare condominiums, 237
and between timeshare cooperatives and nontimeshare 238
cooperatives, in the interpretation and implementation of 239
chapters 718 and 719, respectively. In the event of a conflict 240
between the provisions of this chapter and the provisions of 241
chapter 718 or chapter 719, the provisions of this chapter shall 242
prevail. 243
(b) A timeshare management firm, or an individual licensed 244
under part VIII of chapter 468 who is employed by a timeshare 245
management firm, is governed by this chapter and, pursuant to s. 246
721.13(13)(c)2., is only subject to the licensing and 247
disciplinary requirements of chapter 468. 248
Section 8. Paragraph (c) of subsection (13) of section 249
721.13, Florida Statutes, is amended to read: 250

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721.13 Management.— 251
(13) 252
(c)1. If a timeshare management firm or an owners' 253
association provides goods or services through a parent, 254
affiliate, or subsidiary of the timeshare management firm, the 255
fact that a related party is providing goods or services must be 256
disclosed annually to the members of that owners' association in 257
any of the following ways: 258
a. As an explanatory note to the annual budget pursuant to 259
subparagraph (3)(c)1.; 260
b. In the management contract; 261
c. By mail sent to each owner's address on file for 262
providing notice; 263
d. In the notice of an annual or special meeting of the 264
owners; 265
e. By posting notice on the website of the applicable 266
timeshare plan; or 267
f. By any owner communication used by the managing entity. 268
2.a. A timeshare management firm and any individual 269
licensed under part VIII of chapter 468 employed by the 270
timeshare management firm are governed by this section and s. 271
468.438. 272
b. Unless a provision of part VIII of chapter 468 is made 273
expressly applicable to a timeshare management firm, or to an 274
individual licensed under part VIII of chapter 468 who is 275

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employed by a timeshare management firm, a timeshare management 276
firm or an individual licensee is governed by this chapter and 277
is only subject to the licensing and disciplinary requirements 278
of chapter 468. 279
c. If a timeshare management firm or an individual 280
licensee also manages other accommodations that are not part of 281
a timeshare plan, subparagraph b. does not apply to the 282
community association management of the other accommodations and 283
such accommodations are fully governed by part VIII of chapter 284
468. 285
d. In the event of a conflict between the provisions of 286
this chapter and the provisions of chapter 468, the provisions 287
of this chapter prevail. 288
Section 9. Paragraph (d) is added to subsection (4) of 289
section 721.14, Florida Statutes, to read: 290
721.14 Discharge of managing entity.— 291
(4) 292
(d) Timeshare management firms are governed by this 293
section and not by s. 468.4334(4). 294
Section 10. This act shall take effect January 1, 2027. 295