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CS/HB 1143 2026
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
A bill to be entitled 1
An act relating to local government land development 2
regulations and orders; amending ss. 125.022 and 3
166.033, F.S.; providing applicability; requiring 4
certain counties and municipalities, respectively, to 5
follow certain application procedures for applications 6
for certain development permits and development 7
orders; creating s. 163.3254, F.S.; creating the 8
"Florida Starter Homes Act" for a specified purpose; 9
providing a short title; providing legislative 10
findings; providing definitions; prohibiting local 11
governments from imposing certain regulations if a 12
residential lot is connected to a public water system 13
and a sewerage system; requiring that regulations 14
imposed by a local government allow residential lots 15
to front or abut a shared space instead of a public 16
right-of-way; prohibiting a local government from 17
imposing regulations that require more than a certain 18
minimum number of parking spaces for specified 19
residential lots; prohibiting a local government from 20
imposing certain regulations on residential lots that 21
contain historic property; providing exceptions; 22
requiring that local government regulations include a 23
certain process; requiring off-site constructed 24
residential dwellings to be allowed in certain 25
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
circumstances; prohibiting a local government from 26
adopting or enforcing certain regulations; providing 27
construction; prohibiting a local government from 28
treating off-site constructed residential dwellings 29
differently than factory-built buildings based on 30
certain circumstances; authorizing a local government 31
to adopt compatibility standards that are limited to 32
certain architectural features; requiring the approval 33
of a lot split under certain circumstances; limiting 34
the criteria that may be required by local governments 35
for applications for and approvals of lot splits; 36
establishing an application process for development 37
applications for residential lots; requiring a local 38
government to process such applications in a certain 39
manner within certain timeframes; authorizing an 40
applicant to request, and requiring the local 41
government to grant certain extensions; prohibiting a 42
local government from imposing, or from requiring an 43
applicant to request, such an extension; providing 44
that certain applications are deemed approved under 45
certain circumstances; requiring a local government to 46
issue to an applicant a refund of the application fee 47
under certain circumstances; providing construction; 48
providing that certain local government regulations 49
are void and unenforceable to a specified extent; 50
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
amending s. 177.071, F.S.; providing applicability; 51
requiring an administrative authority to follow 52
certain application procedures for applications for 53
certain plats and replats; amending s. 553.382, F.S.; 54
authorizing the placement of a residential 55
manufactured building on any lot in a recreational 56
vehicle park; conforming a provision to changes made 57
by the act; providing an effective date. 58
59
Be It Enacted by the Legislature of the State of Florida: 60
61
Section 1. Subsection (10) is added to section 125.022, 62
Florida Statutes, to read: 63
125.022 Development permits and orders.— 64
(10) Subsections (2), (3), and (4) do not apply to a 65
county with a population density of more than 500 persons per 66
square mile, calculated according to the most recent decennial 67
census, for an application for approval of a development permit 68
or development order for one or more residential lots as defined 69
in s. 163.3254(3). For such application, such a county must 70
follow the application procedures established in s. 163.3254(8). 71
Section 2. Subsection (10) is added to section 166.033, 72
Florida Statutes, to read: 73
166.033 Development permits and orders.— 74
(10) Subsections (2), (3), and (4) do not apply to a 75
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
municipality in a county with a population density of more than 76
500 persons per square mile, calculated according to the most 77
recent decennial census, for an application for approval of a 78
development permit or development order for one or more 79
residential lots as defined in s. 163.3254(3). For such 80
application, such a municipality must follow the application 81
procedures established in s. 163.3254(8). 82
Section 3. Section 163.3254, Florida Statutes, is created 83
to read: 84
163.3254 Florida Starter Homes Act.—The Florida Starter 85
Homes Act is created to make home ownership, renting, and 86
leasing more affordable for the residents of this state by 87
increasing the supply of housing for the residents of this 88
state. 89
(1) This section may be cited as the "Florida Starter 90
Homes Act." 91
(2) The Legislature finds that: 92
(a) The median price of homes in this state has increased 93
steadily in the decade preceding 2026, rising at a greater rate 94
of increase than the median income in this state. 95
(b) There is a housing shortage in this state which 96
constitutes a threat to the health, safety, and welfare of the 97
residents of this state, and this shortage has caused the costs 98
of home ownership, renting, and leasing to often exceed an 99
amount that is affordable for residents of this state. 100
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(c) The housing shortage is caused, to a significant 101
extent, by regulations governing residential lots which have 102
been imposed by local governments. 103
(d) Single-family detached homes, single-family attached 104
homes, townhouses, duplexes, triplexes, and quadruplexes are 105
affordable starter homes for residents of this state to own, 106
rent, or lease. 107
(e) Regulations governing residential lots which have been 108
imposed by local governments do not encourage a high degree of 109
flexibility relating to residential development, and such 110
regulations prevent the development of starter homes on 111
residential lots smaller in size, due, in part, to minimum lot 112
size requirements and restrictions on the types of dwellings 113
allowed to be constructed on residential lots. 114
(f) The important public purpose sought to be achieved by 115
allowing starter homes on residential lots that are smaller in 116
size is to increase the supply of housing, which will make home 117
ownership, renting, and leasing more affordable for the 118
residents of this state. 119
(3) For purposes of this section, the term: 120
(a) "Development" has the same meaning as in s. 380.04(1), 121
and also includes the division of one parent parcel into two 122
lots. 123
(b) "Development application" means an application for 124
approval of any of the following: 125
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1. A lot split or subdivision. 126
2. A plat or replat. 127
3. A development bonus for additional height, density, or 128
floor area ratio. 129
4. The demolition of an existing structure, if the 130
demolition objectively complies with applicable regulations. 131
5. Any other development order or development permit as 132
those terms are defined in s. 163.3164, except for building 133
permits. 134
(c) "Dwelling unit" means a single unit formed by one or 135
more rooms within a dwelling which is used, or is designed to be 136
used, as a home, residence, or sleeping place for at least one 137
person. 138
(d) "Local government" means any county, municipality, or 139
special district. 140
(e) "Lot" means a parcel, tract, tier, block, site, unit, 141
or any other division of land. 142
(f) "Lot split" means the division of a parent parcel into 143
no more than eight residential lots. 144
(g) "Off-site constructed residential dwelling" means a 145
manufactured building as defined in s. 553.36 which is intended 146
for use as at least one type of starter home, or a manufactured 147
home as defined in s. 320.01(2)(b), which is constructed in 148
whole or in part off-site and is treated as real property. 149
(h) "Parent parcel" means the original lot from which 150
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subsequent lots are created. 151
(i) "Public transit stop" means a stop or station used for 152
public purposes for transit services, including for a bus rapid 153
transit service, a bus system, a streetcar, a commuter rail 154
service as defined in s. 341.301, an intercity rail 155
transportation system as defined in s. 341.301, or a fixed-156
guideway transportation system as defined in s. 341.031(2). The 157
term does not include a stop or station for a people-mover 158
system in a public-use airport as defined in s. 332.004 or a 159
stop or station that is used exclusively for a freight rail 160
service as defined in s. 343.545(3)(h). 161
(j) "Public water system" has the same meaning as in s. 162
403.852(2). 163
(k) "Regulation" means a comprehensive plan, a development 164
order, or a land development regulation as those terms are 165
defined in s. 163.3164 or any other local government ordinance, 166
resolution, policy, action, procedure, condition, guideline, 167
development agreement, or land development code. 168
(l) "Residential lot" means a lot that is zoned for 169
residential use or on which at least one type of starter home is 170
an existing or lawful use. The term does not include a lot that 171
is located within an area of critical state concern designated 172
pursuant to s. 380.05. 173
(m) "Sewerage system" has the same meaning as in s. 174
403.031. The term does not include an onsite sewage treatment 175
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and disposal system as defined in s. 403.031. 176
(n) "Shared space" means a driveway, an alley, or a common 177
open space, such as a courtyard or pocket park. 178
(o) "Starter home" means a dwelling with one, two, three, 179
or four dwelling units. The term includes, but is not limited 180
to, single-family detached homes, single-family attached homes, 181
townhouses as defined in s. 481.203, duplexes, triplexes, and 182
quadruplexes, and the curtilage thereof. 183
(p) "Subdivision" means the division of a parent parcel 184
into nine or more residential lots. The term includes streets, 185
alleys, additions, and resubdivisions. 186
(4) If a residential lot is connected to a public water 187
system and a sewerage system, or will be connected to such 188
systems as part of a lot split plan or subdivision plan, a local 189
government may not impose a regulation that does any of the 190
following: 191
(a) Prohibits, limits, or otherwise restricts the 192
development of a starter home. 193
(b) Requires a minimum setback that is greater than: 0 194
feet from the sides; 10 feet from the rear; or 20 feet from the 195
front, or 0 feet from the front if the lot fronts or abuts a 196
shared space. 197
(c) Requires a minimum dimension of a lot, including its 198
width or depth, to exceed 20 feet if the lot meets the relevant 199
minimum lot size requirement. 200
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(d) Requires more than 30 percent of lot area to be 201
reserved for open space or permeable surface. 202
(e) Requires a maximum building height of less than three 203
stories or 35 feet above grade or, if applicable, three stories 204
or 35 feet above the base flood elevation established by the 205
Federal Emergency Management Agency. 206
(f) Requires a maximum floor area ratio of less than 3. 207
(g) Requires the property owner to occupy the property. 208
(h) Requires a minimum size for a starter home which is 209
greater than that required by the Florida Building Code. 210
(i) Requires a maximum residential density, typically 211
measured in dwelling units per acre, which is more restrictive 212
than the requirements of this subsection. 213
(j) Requires a minimum lot size that is greater than 1,200 214
square feet for existing lots, lots created by a lot split, or 215
lots created by subdivision. 216
(5)(a) Regulations imposed by a local government must 217
allow a residential lot to front or abut a shared space instead 218
of a public right-of-way. 219
(b) A local government may not impose a regulation that 220
requires a minimum number of parking spaces greater than one per 221
dwelling unit for residential lots that are 4,000 square feet or 222
less, or any minimum number of parking spaces for residential 223
lots within a one-half mile radius of a public transit stop that 224
is open for public use on or after January 1, 2026. 225
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(c) A local government may not impose a regulation that 226
prohibits, limits, or otherwise restricts lot splits or the 227
development of starter homes on a residential lot that contains 228
historic property as defined in s. 267.021, except for: 229
1. Regulations relating to building design elements which 230
may be applied pursuant to s. 163.3202(5)(a)1.; or 231
2. Regulations that prohibit, limit, or otherwise restrict 232
the demolition or alteration of a structure or building that is 233
individually listed in the National Register of Historic Places, 234
or that is a contributing structure or building within a 235
historic district which was listed in the National Register of 236
Historic Places before January 1, 2000. 237
(6)(a) An off-site constructed residential dwelling must 238
be allowed on any residential lot where at least one type of 239
starter home is allowed. 240
(b) A local government may not impose any regulation that 241
treats an off-site constructed residential dwelling differently 242
or more restrictively than a single-family detached dwelling 243
allowed on the same residential lot. 244
(c) A local government may not treat off-site constructed 245
residential dwellings differently than factory-built buildings 246
subject to s. 553.38 based on the method or location of 247
construction. A local government may not impose a regulation 248
that differently or more restrictively treats an off-site 249
constructed residential dwelling based on its method of 250
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
construction or the presence of components built off site. Any 251
local government regulation that governs off-site constructed 252
residential dwellings must be reasonable, may not have the 253
effect of excluding off-site constructed residential dwellings, 254
and must be uniformly enforced without any distinction as to the 255
type of housing. 256
(d) This subsection does not prohibit a local government 257
from objectively applying generally applicable architectural, 258
aesthetic, design, setback, height, or bulk standards to off-259
site constructed residential dwellings, provided such standards 260
apply equally to site-built single-family dwellings allowed on 261
the same residential lot. A local government may adopt 262
compatibility standards that are limited to the following 263
architectural features: 264
1. Roof pitch. 265
2. Square footage of livable space. 266
3. Type and quality of exterior finishing materials. 267
4. Foundation enclosure. 268
5. Existence and type of attached structures. 269
6. Building setbacks, lot dimensions, and the orientation 270
of the home on the lot. 271
(7) Local government regulations must include a process 272
through which an applicant may seek review and approval of a lot 273
split. 274
(a) A lot split must be administratively approved without 275
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further action by the governing body of the local government if 276
the lot split complies with the requirements of this section. 277
(b) Regulations imposed by a local government which 278
establish criteria for the application for, or approval of, a 279
lot split are limited to the following: 280
1. The requirement that an applicant provide the relevant 281
documentation and pay a fee for the cost of review of such 282
documentation. Any other fee imposed on the application for, or 283
approval of, a lot split is prohibited. 284
2. The requirement that lots created by the lot split 285
comply with applicable zoning regulations that govern the parent 286
parcel. 287
3. The requirement that the parent parcel was not created 288
by a lot split or subdivision during the previous 12 months. 289
(8)(a) A local government shall confirm receipt of a 290
development application for a residential lot within 5 business 291
days after receipt of the application using the contact 292
information provided by the applicant. Within 15 business days 293
after receiving the application, the local government shall 294
review the application for completeness and issue a written 295
notification to the applicant indicating that all required 296
information is submitted or specify in writing with 297
particularity any areas that are deficient. If the application 298
is deficient, the applicant has 60 business days to address the 299
deficiencies by submitting the required additional information. 300
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(b) Within 10 business days after receipt of such 301
additional information, the local government shall issue a 302
written notification to the applicant indicating that all 303
required information is submitted or specify in writing with 304
particularity any areas that remain deficient. The local 305
government may request additional information up to three times 306
if necessary to address an initially identified area of 307
deficiency, provided that the local government shall issue the 308
written notification to the applicant concerning a second or 309
third request for additional information within 5 business days. 310
However, the local government may not raise a new area of 311
deficiency in a subsequent request for additional information 312
unless the deficiency was caused by a material change introduced 313
by the applicant in the additional information provided to the 314
local government. Before making a third request for additional 315
information, the local government must offer the applicant a 316
meeting to discuss and resolve any outstanding areas of 317
deficiency. If the applicant believes that a request for 318
additional information is not authorized by law, the local 319
government, at the applicant's request, must process the 320
application for approval or denial. If a local government deems 321
an application incomplete after making three requests for 322
additional information, the local government must process the 323
application for approval or denial. 324
(c) For applications that do not require final action 325
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F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
through a quasi-judicial hearing or a public hearing, the local 326
government must approve, approve with conditions, or deny the 327
development application within 60 days after the local 328
government has deemed the application complete. For applications 329
that require final action through a quasi-judicial hearing or a 330
public hearing, the local government must approve, approve with 331
conditions, or deny the development application within 90 days 332
after the local government has deemed the application complete. 333
Any denial of the application must include written findings 334
supporting the local government's decision. 335
(d) At any point during the timeframes specified in 336
paragraph (a) or paragraph (b), an applicant may request, and 337
the local government must grant, an extension of time for up to 338
60 business days. However, a local government may not impose an 339
extension of time or require an applicant to request an 340
extension of time. 341
(e) If a local government fails to issue a written 342
notification of completeness or written specification of areas 343
of deficiency or make a final determination on an application 344
within the timeframes specified in paragraphs (a), (b), and (c), 345
the application is deemed approved and the local government must 346
issue written notification of approval by the next business day 347
and issue to the applicant a refund equal to 100 percent of the 348
application fee. This paragraph shall not apply if the delay is 349
caused by the applicant or the delay is attributable to a force 350
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majeure or other extraordinary circumstance. 351
(f) The timeframes contained in this subsection do not 352
supersede any other timeframes provided in state law which are 353
less restrictive than this subsection for property owners or 354
development, such as a shorter timeframe for a local government 355
to review documentation or to approve a development application. 356
(8) This section does not prohibit, limit, or otherwise 357
restrict a condominium association, a homeowners' association, 358
or a cooperative from adopting or approving governing documents, 359
or a property owner from establishing deed restrictions, if such 360
adoption, approval, or establishment is voluntary and not 361
imposed by a local government. 362
(9) Any local government regulation contrary to this 363
section is void and unenforceable to the extent that it 364
conflicts with this section. 365
Section 4. Subsection (6) is added to section 177.071, 366
Florida Statutes, to read: 367
177.071 Administrative approval of plats or replats by 368
designated county or municipal official.— 369
(6) Subsection (3) does not apply to a plat or a replat 370
under this part for a residential lot as defined in s. 371
163.3254(3). For such plats and replats, the administrative 372
authority shall follow the application procedures established in 373
s. 163.3254(8). 374
Section 5. Section 553.382, Florida Statutes, is amended 375
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to read: 376
553.382 Placement of certain housing.—Notwithstanding any 377
other law or ordinance to the contrary, in order to expand the 378
availability of affordable housing in this state, any 379
residential manufactured building that is certified under this 380
chapter by the department may be placed on a mobile home lot in 381
a mobile home park, recreational vehicle park, or mobile home 382
condominium, cooperative, or subdivision or on any lot in a 383
recreational vehicle park. Any such housing unit placed on a 384
mobile home lot is a mobile home for purposes of chapter 723 385
and, therefore, all rights, obligations, and duties under 386
chapter 723 apply, including the specifics of the prospectus. 387
However, a housing unit subject to this section may not be 388
placed on a mobile home lot without the prior written approval 389
of the park owner. Each housing unit subject to this section 390
which is placed on a mobile home lot shall be taxed as a mobile 391
home under s. 320.08(11) and is subject to payments to the 392
Florida Mobile Home Relocation Fund under s. 723.06116. 393
Section 6. This act shall take effect July 1, 2026. 394