Florida Real Estate Bills That Passed and Failed in 2025

The 2025 legislative session brought big changes and missed opportunities for Florida real estate. Lawmakers debated dozens of proposals that would shape how properties are developed, managed, bought, and sold across the state. While some key bills made it to Governor DeSantis' desk, others stalled or were pulled before getting a vote.

Here's a breakdown of the Florida real estate bills that passed and failed in 2025, and what they mean for homeowners, investors, and professionals working in the industry.

Florida Real Estate Bills That Passed in 2025

SB 1742/HB 913 – Condo Safety Law Updates

In response to the deadly 2021 collapse of Champlain Towers South, Florida passed major condo safety laws in 2022. The new 2025 updates, SB 1742/HB 913, refine and expand those laws to address concerns from condo owners, boards, and managers.

Key changes include:

• The extended deadline for Structural Integrity Reserve Studies (SIRS) to December 2025.

• Associations can pause or reduce reserve fund contributions if recent milestone inspections show no urgent needs (subject to board approval).

• Associations can now use loans or lines of credit to fund reserves.

• Inspectors must disclose future work interests and avoid conflicts of interest.

• Community association managers must maintain online licensure and disclose their employer.

• If a manager’s license is revoked, they can’t work in property management for 10 years.

• Local enforcement agencies must report inspection data to the state, including buildings deemed unsafe or uninhabitable.

• The cost threshold for required reserve items increased from $10,000 to $25,000.

These updates aim to balance safety concerns with financial feasibility, especially for older buildings and retirees living in condo communities.

SB 1730/HB 943 – Live Local Act Amendments

The Live Local Act, originally passed in 2023, incentivizes developers to build workforce housing with tax breaks and density bonuses. The 2025 amendments give the state even more control over local zoning and approvals.

Highlights of the updates:

• Administrative approval is now required for demolitions and new construction in historic districts.

• If a property is near a tall building, a developer may build to the same height, even in historic neighborhoods.

• Developers can now include adjacent land and build on land owned by religious institutions.

• Parking requirements may be reduced by 15% for Live Local projects.

• Cities must provide annual reports on approved projects, lawsuits, and workforce housing stats starting in 2026.

• Legal changes prioritize lawsuits related to Live Local projects and cap legal fees at $250,000.

Critics, including preservationists in Miami Beach’s Art Deco district, say these changes could threaten historic character. Still, the law is expected to spark more workforce housing across Florida.

Florida Real Estate Bills That Failed in 2025

HB 923 – Affordable Housing Tax Credit Expansion

This bill aimed to expand tax credits for affordable housing and allow developers to transfer credits between projects. It was withdrawn early in the session.

HB 1461 – Elimination of the Florida Real Estate Commission

A controversial bill that would have dissolved the Florida Real Estate Commission, the agency regulating Florida real estate agents, brokers, and brokerages. It was withdrawn before getting traction.

SB 120/HB 137 – HOA Ombudsman Creation

This bill proposed a dedicated ombudsman for homeowners associations (HOAs), someone to mediate disputes, oversee boards, and refer fraud cases. While Florida already has a condo ombudsman, HOAs have fewer checks. This bill did not pass.

SB 368 – HOA Fraud Investigation Pilot Program

This proposal would have:

• Created a fraud unit in the Florida Attorney General’s office

• Allowed the HOA ombudsman to void fraudulent elections and issue subpoenas

• Capped fines at $1,000 for HOA rule violations

• Reduced or eliminated fines if homeowners resolved issues quickly

It failed to move forward, leaving many HOAs under minimal oversight.

HB 983/SB 1600 – HOA Recalls and Amenity Fees

This package of bills focused on strengthening homeowners’ rights:

• Would’ve protected voting rights during the HOA recall elections

• Required quick board meetings after the petitions

• Proposed new amenity fees payable to private companies that own HOA facilities

The amenity fee provision caused concern. Critics said it would allow developers to keep charging fees long after handing control to homeowners. The bill was shelved.

Why These Bills Matter for South Florida Homeowners

South Florida is home to thousands of condo buildings and HOA-governed communities. That makes these legislative updates especially important for buyers, sellers, and residents in the region.

• Condo Safety Updates will impact budgets, inspections, and assessments in cities like Miami, Fort Lauderdale, and Boca Raton.

• Live Local Act changes may increase density in urban cores and reshape historic neighborhoods.

• The failure to pass new HOA regulations means mismanagement and fraud remain concerns in some communities.

For local residents and investors, staying current with Florida real estate law 2025 isn’t just smart, it’s essential for protecting your property and your wallet.

Need Help Navigating Florida Real Estate Law in 2025?

The laws are changing, and you don’t have to figure it out alone. For trusted advice on how these legislative updates affect your real estate goals, reach out to The Mastropieri Group, Realtors® at (561) 544-7000.

Whether you're buying, selling, or managing property in South Florida, our expert team is here to help you move forward with confidence.

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