In 2025 and early 2026, Florida lawmakers passed and considered several significant bills that restrict “home rule”—the authority of local governments to manage growth and development.
Key Legislation Restricting Home Rule
- Senate Bill 180 (SB 180): Passed in 2025, this law prevents cities and counties from enacting any development regulations seen as “more restrictive or burdensome” than existing ones. While framed as a hurricane recovery measure, it effectively freezes local land development codes through October 2027 for many areas.
- Blue Ribbon Projects (HB 299 / SB 354): Advancing in the 2026 session, this bill would allow developers of massive tracts (10,000+ acres) to bypass local public hearings and zoning votes if they meet certain state-set standards.
- Live Local Act Updates (SB 1520): New 2026 reforms aim to make workforce housing development more predictable for developers by narrowing when local taxing authorities can opt out of property-tax exemptions.
- Mandatory Approvals (SB 208): A 2026 proposal would force local governments to automatically approve residential projects up to 100 acres if at least 50% of the property borders existing residential areas.
Impacts and Responses
- Legal Challenges: Over two dozen cities and counties have filed lawsuits, calling SB 180 the “largest incursion into local home rule authority” in the state’s modern history.
- Frozen Planning: Local governments have had to pause “smart growth” policies, including environmental protections and flood mitigation rules, fearing litigation from developers.
- Proposed Fixes: In January 2026, SB 840 was introduced to scale back SB 180. It aims to clarify vague terms like “more restrictive” and restore some local control, particularly for development that does not involve rebuilding storm-damaged property.
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