Transcript Highlights:

• Yeah, they all fall within the umbrella of restrictive covenants, restrictive agreements.
• I've practiced in restrictive covenants for 20 plus years.
• Florida has the most balanced restrictive covenant law in the country.
• I don't see a current trend dialing back restrictive covenants.
• Before that, it was, you know, all restrictive covenants are bad unless they do X, Y, and Z.

Summary: The Committee on Commerce and Tourism took up several measures, beginning with SB 1666, which would adopt Florida’s version of UCC Article 12 to address commercial transactions involving digital assets such as cryptocurrency, smart contracts, blockchain, and NFTs. The committee adopted a technical amendment and then reported the bill favorably. It also approved CS/SB 480, a proposal to create affordable health coverage options for farmers and ranchers through a nonprofit agricultural organization model; the bill drew significant questions about preexisting conditions, ACA coverage, costs, and whether the plans would function like insurance, but it was ultimately reported favorably despite opposition from some members and outside groups. The committee then unanimously advanced CS/SB 1172, which expands business development incentives for veterans and military spouses, including procurement preferences, fee waivers, tax exemptions, and an entrepreneurship program; an amendment added military-spouse hiring preferences and protections for private employers that adopt them voluntarily. The committee also approved CS/SB 1400, a bill aimed at non-consensual AI-generated sexual deepfakes. The measure requires covered platforms to provide a removal process, post clear notice of that process, and remove identified content within 24 to 48 hours, with liability under the Florida Unfair Trade and Deceptive Practices Act for noncompliance; an amendment carved out internet service providers from liability. Members raised concerns about repeat uploads and the meaning of “reasonable efforts,” but the bill was reported favorably. The committee then adopted SM 1488, a memorial urging Congress to create a sovereign wealth fund, despite testimony opposing it as unnecessary and constitutionally questionable. It also passed SB 1252, which would create a centralized statewide system for sharing pawn and secondhand dealer data among law enforcement agencies; the sponsor said the first step would be a $250,000 feasibility study, and the bill was reported favorably. Finally, the committee considered SB 922, which revises Florida’s restrictive covenant laws by creating a streamlined process for certain non-compete and garden leave agreements involving employees with access to sensitive information and higher wages. The bill drew extensive debate over worker mobility, global scope, and whether it would strengthen employer leverage too much; after a technical amendment, it was reported favorably. The last major item was SB 1776, a Florida Whistleblowers Act revision that adds a notice-to-cure requirement, narrows retaliation and employer definitions, and limits claims where another statutory remedy exists. Members and public speakers raised concerns that it could make whistleblower claims harder to bring and give employers time to destroy evidence, but the bill was amended and then reported favorably.

Transcript Highlights:

• regards the uh allowing some covenants regards the uh allowing some covenants not<00:48:15.119><
• And what we have done in 2023 is done that and said we will not have these restrictive covenants.
• And what we have done in 2023 is done that and said we will not have these restrictive covenants.
• And what we have done in 2023 is done that and said we will not have these restrictive covenants.
• And then there are additional conditions in order to enforce a covenant not to compete.

Keywords: 1187, senate, all

Transcript Highlights:

• My name's Alex West Steinman, and I'm the co-founder and CEO of The Coven.
• At The Coven, in addition to the general stress brought by ICE's presence in our communities, two of
• We're<00:14:39.200> a<00:14:39.240> co-working<00:14:39.760> space of The Coven
• We're a co-working space of The Coven.
• At<00:14:57.560> The<00:14:57.640> Coven,<00:14:58.160> in<00:14:58.280> addition

Keywords: 919, house, all

Summary: House and Senate DFL lawmakers held a Capitol news conference to press for a $100 million small business relief package in response to the economic fallout from Operation Metro Surge and related ICE enforcement activity. Representatives Cedrick Frazier and Jay Xiong, along with Senator Susan Pappas and other supporters, said the enforcement surge caused widespread fear, reduced customer traffic, lost wages, and closures for immigrant-owned and other small businesses in Minneapolis-St. Paul and greater Minnesota. They argued the state has a history of providing disaster-style aid when communities are harmed through no fault of their own and said this situation warrants similar action. Business and community testimony described specific losses: a Willmar restaurant closed after both parents were detained, a North Mankato grocery store opening was delayed, The Coven reported a 33% revenue drop at two locations, and Lake Street businesses were said to have lost substantial revenue and staff. Speakers said the damage affected workers, landlords, suppliers, and neighborhood corridors statewide, and several emphasized that the relief should come as grants or forgivable loans rather than additional debt. They also criticized House Republican leaders for tying the relief to changes in paid family leave and for blocking a public hearing. In response to questions, Frazier said negotiations were ongoing through committee chairs and conference committee, with the issue still being discussed in broader leadership talks. He said the House would need only one Republican vote in committee and on the floor to advance the measure, and identified Chair Baker as a possible supporter because of harm in his district. Speakers said the Senate has already passed the relief and urged the House to act quickly before the end of session.

Transcript Highlights:

• Uh, this allows limited duration covenants not to compete for workers over certain income thresholds
• Uh, this allows limited duration covenants not to compete for workers over certain income thresholds
• Uh this allows uh limited<00:16:05.199> duration<00:16:05.600> covenants<00:16:06.079><
• c> not<00:16:06.320> to limited duration covenants not to limited duration covenants not to
• Namely that it allows<00:16:14.639> uh<00:16:15.279> covenants<00:16:15.680> not

Keywords: 1187, senate, all

Transcript Highlights:

• California says all restrictive covenants are bad unless you do A, B, and C.
• It is more restrictive on the enforcement of restrictive covenants.
• Georgia changed this law to be restrictive covenants to be unlawful.
• California says all restrictive covenants are bad unless you do A, B, and C.
• It is more restrictive on the enforcement of restrictive covenants.

Summary: The Judiciary Committee heard Senate Bill 1272 on guardianship, which would limit a guardian’s ability to isolate an adult ward from family and require notice of major events such as a ward’s death or relocation to a more restrictive setting. Senator Jones and supportive speakers said the bill was intended to protect wards from abuse and isolation by bad actors, while still preserving good-faith guardianship. With no opposition testimony or debate, the committee voted 8-0 to report the bill favorably. The committee then considered CS for Senate Bill 1284, which would expand Florida’s Wrongful Death Act to allow civil claims for the death of an unborn child. An amendment was adopted to define “unborn child” as a member of the species Homo sapiens carried in the womb and to state that the act does not authorize claims against the mother or against health care providers acting within the lawful standard of care. The bill drew extensive debate and testimony. Supporters argued it would give parents parity and fuller damages, including economic losses and mental anguish, when negligence causes the death of an unborn child. Opponents, including the ACLU, medical professionals, and reproductive rights advocates, warned it could be used to target abortion care, increase malpractice exposure, worsen physician shortages, and create speculative damages. The committee approved the bill 6-4. Finally, the committee took up Senate Bill 1288 on parental rights, with a strike-all amendment that would strengthen parental control over minors’ medical decisions, surveys, and biofeedback devices, while adding exceptions for emergencies, court orders, certain legal statuses, and situations involving abuse or out-of-home placement. Supporters said the measure restores parents as primary decision-makers and protects children from inappropriate questioning or treatment without consent. Opponents argued it could block minors from confidential care for STIs, mental health, or abuse-related issues, and could chill school and medical screenings. The transcript ends during testimony and debate on this bill, before any final vote is shown.

Transcript Highlights:

• California says all restrictive covenants are bad unless you do A, B, and C.
• It says all restrictive covenants are good if you do these three things.
• Georgia changed this law to be restrictive covenants to be unlawful.
• California says all restrictive covenants are bad unless you do A, B, and C.
• It is more restrictive on the enforcement of restrictive covenants.

Summary: The committee first took up SB 1272 on guardianship, which would limit a guardian’s ability to isolate an adult ward from family and require notice to family or other named persons about major events such as a ward’s death or medical relocation. Senator Jones said the bill was intended to curb abuse by bad actors while not affecting good-faith guardians. Fortuna Smuggler and Phyllis Smith spoke in support, describing the need for family notification and closure. The bill passed unanimously, 8-0, and was reported favorably. The committee then considered CS/SB 1284 on wrongful death for an unborn child. Senator Graal explained that the bill would expand Florida’s Wrongful Death Act to allow parents to recover economic and non-economic damages for the death of an unborn child. An amendment was adopted to define “unborn child” as a member of the species Homo sapiens carried in the womb and to state that the act does not authorize a wrongful death action against the mother or a health care provider acting within the applicable standard of care. The amendment drew questions about abortion, medical emergencies, and whether fathers could sue; the sponsor said the bill was not intended to create claims against mothers or lawful medical care. Public testimony was sharply divided, with supporters arguing it gives families parity and accountability, and opponents warning it could be used to target abortion care, increase malpractice pressure, and worsen physician shortages. The committee approved the bill as amended by a 6-4 vote. Finally, the committee heard a strike-all amendment to SB 1288 on parental rights. The amendment would strengthen parental consent requirements for minors’ medical care, with exceptions for emergencies, court orders, certain legal categories of minors, and other existing statutory exceptions. It also would require parental consent for treatment related to STD screening, give parents more control over school or health surveys, and address use of biofeedback devices. Supporters said the measure restores parents’ authority and protects children from inappropriate questioning or treatment, while opponents argued it could block needed care for minors in unsafe homes, reduce access to STI treatment and mental health services, and create unintended consequences. The amendment was adopted, and the committee continued hearing testimony on the bill.

Bills: SB15, SB9, SB4, SB8, SB60, SB4, SB8, SB60, SB4, SB8, SB60, SB15, SB9

Keywords: real property, fraud, theft, elderly, disabled, statute of limitations, criminal offense, property rights, property tax, ad valorem tax, voter-approval tax rate, no-new-revenue tax rate, tax rate calculation, Tax Code, local government finance, municipality, county, special taxing unit, sales and use tax, property tax cap

Bills: SB15, SB9, SB4, SB8, SB60, SB4, SB8, SB60, SB4, SB8, SB60, SB15, SB9

Keywords: real property, fraud, theft, elderly, disabled, statute of limitations, criminal offense, property rights, property tax, ad valorem tax, voter-approval tax rate, no-new-revenue tax rate, tax rate calculation, Tax Code, local government finance, municipality, county, special taxing unit, sales and use tax, property tax cap

Transcript Highlights:

• And then they're going to bring up the bond covenants. It took me six different...
• interactive here, but if someone claims that something's going to violate your, you know, a bond covenant
• of you fine senators, but I would challenge any of you to tell me if you've ever read those bond covenants
• I mean, so basically you read the bond covenants and you can't find anywhere it hurts the bond covenants
• It does not mean that it violates the bond covenants.

Keywords: 994, senate, all

Summary: The Senate Infrastructure Committee first returned to engrossed House Bill 4419, which would require the West Virginia Parkways Authority to hold public hearings and give notice before increasing tolls, rents, fees, or charges, and would allow legislative auditing of related revenues and sinking funds. The committee debated two amendments related to E-ZPass transponders: one from the Senator from Jefferson to clarify that the Parkway Authority would not be required to read every plate failed on a 4-4 tie, and one from the Senator from Wetzel to codify a restriction on transferring single-fee transponders between vehicles was rejected after discussion with counsel and the Parkways Authority about current policy, convenience for users, and possible effects on the bill. The committee then approved a motion to send HB 4419 to the full Senate with a recommendation that it do pass, but first be referred to Finance, and a separate motion to send it to Finance passed. The committee also considered engrossed House Bill 4563, on which Senator Randolph moved for a second reference to Finance because of fiscal concerns. After discussion of the newly filed fiscal note and the bill’s potential revenue impact, that motion failed by a 4-5 division vote. The committee then voted to report HB 4563 to the full Senate with a recommendation that it do pass. Finally, the committee took up House Bill 4538, which increases fines and penalties for failing to obey traffic control instructions or speeding in construction and work zones, and also references penalties tied to distracted driving provisions. Counsel noted the bill’s possible overlap with existing vehicular homicide penalties and that it had no fiscal note. Jason Pizzitella of the Contractors Association testified in support, emphasizing work-zone safety and recent fatalities, while senators from Fayette, Randolph, and Jefferson also supported the bill and discussed the need to protect workers and drivers. The committee adopted a motion to report HB 4538 to the full Senate with a recommendation that it do pass, and then adjourned.

Transcript Highlights:

• And then they're going to bring up the bond covenants.
• interactive here, but if someone claims that something's going to violate your, you know, a bond covenant
• of you fine senators, but I would challenge any of you to tell me if you've ever read those bond covenants
• I mean, so basically you read the bond covenants and you can't find anywhere it hurts the bond covenants
• It does not mean that it violates the bond covenants.

Keywords: 994, senate, all

Transcript Highlights:

• covenants are recorded on titles of property decades ago.
• <01:27:03.800> racial<01:27:04.760> covenants restrictive covenants racial covenants
• restrictive covenants racial covenants that<01:27:05.880> would<01:27:06.159> prohibit
• <01:27:21.360> were property decades ago such covenants were property decades ago such covenants
• <01:27:54.239> from Covenants from Covenants from title<01:27:56.280> the<01:27:56.360>

Keywords: 1187, senate, all

Summary: The committee heard Senate File 558, a bill to create a formal process for removing unauthorized occupants from real property, often described as a “squatters bill.” The author presented an A2 amendment, which was adopted, and explained that the bill would give sheriffs a structured complaint and verification process, allow fees, provide immunity when the process is followed, and impose civil remedies for wrongful removal and criminal penalties for false complaints. The bill also includes a provision on holdover situations, clarifying that certain unauthorized guests of tenants are unlawful occupants rather than tenants, and a use-of-excess-force provision was mentioned. Supporters said the measure is intended to give property owners and law enforcement a clearer, faster, and more consistent way to handle situations where people occupy property without a lawful basis, especially in rural or seasonal properties and in some landlord-tenant disputes. Senator Uty read a letter from Hubbard County Sheriff Corey Oas describing recurring problems with rental issues, couch hopping, and subletting without landlord knowledge, and a testifier from Pine Island described several local examples of prolonged and costly occupancy disputes, including a restaurant tenant who stopped paying rent and a rural property trespass incident. Committee members in support emphasized the need to balance tenant rights with property rights and to avoid leaving sheriffs to make ad hoc decisions. Michael D. from Homeline opposed the bill, arguing that existing trespass and harassment restraining order laws already address unlawful occupants and that the proposal creates due process concerns by allowing removal without a court hearing. He also warned that the bill’s definition of unlawful occupant could jeopardize oral leases, which are allowed under Minnesota law. In response, supporters said the bill is meant to distinguish true landlord-tenant relationships from trespass situations and to provide a workable process consistent with Minnesota law. At the end of the discussion, the chair announced that Senate File 558 would be laid over for possible inclusion. He also said Senate File 222 would be laid over, Senate File 559 would be moved with a recommendation to pass to the Judiciary Committee, and the fourth bill on the agenda was informational only.

Transcript Highlights:

• Chairman, the current law in Florida and restrictive covenants covenants is insufficient to protect industries
• She didn't quickly enforce the restrictive covenants. That is the amendment. >> Thank you.
• >> For a restrictive covenant you to be valid at all?
• It says all restrictive covenants are good if you do these 3 things.
• So if employee signs one of these restrictive covenants for 4 employee signs one of these restrictive

Keywords: 999, senate, all

Transcript Highlights:

• that HHFTC's 10-year buyback and shared appreciation restrictions are also secured by restrictive covenants
• that HHFTC's 10-year buyback and shared appreciation restrictions are also secured by restrictive covenants
• restrictions are also secured<00:16:30.440> by<00:16:30.520> restrictive<00:16:31.000> covenants
• <00:16:31.760> and secured by restrictive covenants and secured by restrictive covenants and

Bills: HB1700

Keywords: housing, expedited permits, disabilities, access, functional needs, local government, affordable housing, reporting requirements, 912, senate, all

Summary: The joint committees on Housing and Health and Human Services, along with related committees, heard and later took action on three housing bills. HB 1700 HD1, relating to housing and expedited permitting, received support from disability advocates, including the Hawaii State Council on Developmental Disabilities and a self-advocate who said faster permitting would help people with disabilities access more independent living options. The chairs said they would add amendments to ensure expedited permitting would not compromise ADA or Fair Housing Act protections and to require reporting on the number, type, and geographic distribution of projects so the program could be evaluated over time. The measure was recommended and adopted with amendments by the participating committees. HB 1777 HD2, which would require tenant protections for residents displaced by HHFDC-supported redevelopment projects, drew support from HHFDC, the Office of Hawaiian Affairs, Parents and Children Together, and numerous other organizations. Testimony emphasized the need for a right of first offer, replacement housing payments, relocation information, and tracking procedures to reduce displacement harms, especially for Native Hawaiian and public housing residents. In decision-making, the committees amended the bill to incorporate the Senate companion measure, rename the working group as the tenant protection working group, broaden its duties, and include a $75,000 appropriation for working group expenses. The committees also noted concerns about unequal treatment between tenants in publicly supported projects and private redevelopments, and referenced the KPT low-rise redevelopment as an example where required relocation assistance still did not proceed smoothly. The bill was recommended and adopted with amendments. HB 1975 HD1, relating to kupuna housing, would repeal the sunset on the state rent supplement program for kupuna, appropriate funds to HPHA, and add positions to support the program. HPHA, the Executive Office on Aging, OHA, Catholic Charities Hawaii, AARP Hawaii, Aloha Independent Living Hawaii, and others testified in support, with Catholic Charities describing how the subsidy helped a senior remain housed through major medical issues. The committees later recommended passage with amendments, including a technical correction to the number of positions and a date fix, and the recommendation was adopted.

Transcript Highlights:

• other instrument of writing to the office of the county clerk that has attached a discriminatory covenant
• Declaring void unlawful discriminatory restrictive covenants, requiring the removal of unlawful restrictive
• covenants, restrictions, and conditions from instruments affecting the transfer of real property before
• a deed or other instrument of writing may include a statement that a discriminatory restrictive covenant

Transcript Highlights:

• Some of the protective covenants and other things, it's easy for some people to say, yeah, do it over
• I'm not so sure why they covenants.
• Um some of the protective<01:04:46.400> covenants<01:04:46.960> and<01:04:47.440> uh
• covenants and uh um other things<01:04:51.200> it's<01:04:51.359> it's<01:04:51.440>
• <01:04:59.760> or but not not in my protected covenant or but not not in my protected covenant

Keywords: 1189, house, all

Transcript Highlights:

• From my reading, it seems to allow for a covenant that exempts Shoreland from taxation if approved by
• a newly created Shoreland stewardship board, and that if there's a building permit issued, that covenant
• that exempts Shoreland from covenant that exempts Shoreland from taxation<00:36:15.440> if<00
• <00:36:24.920> can<00:36:25.079> be issued that Covenant can be issued that Covenant
• <01:33:18.000> um governed by the uh Shoreline Covenant um governed by the uh Shoreline Covenant

Keywords: 1191, senate, all

Transcript Highlights:

• customers outside the municipal boundaries only to the extent necessary to comply with the terms of bond covenants
• that are in effect as of July 1, 2024. ...with the terms of bond covenants that are in effect as of
• In some communities, there are so-called club plans, recreational covenants that reserve to a private
• not already in the association's name, and redefines the term governing documents to include all covenants

Summary: The Senate Committee on Regulated Industries met with a quorum and considered four bills. First, the committee took up SB 1724 on municipal utility services. A late-filed strike-all amendment by Senator Martin was adopted after he explained it would require annual customer meetings for certain extraterritorial utility customers, cap the use of utility revenues for general government purposes, eliminate a 25% surcharge and reduce the rate differential cap, remove municipal natural gas utilities from the bill, and preserve certain surcharges only as needed to satisfy existing bond covenants. The Florida League of Cities raised implementation concerns about the July 1, 2026 effective date and the time needed for rate studies and budget adjustments, but the bill as amended was reported favorably. The committee then heard SB 936 on temporary door locking devices by Senator McLean. The bill would define temporary door locking devices, authorize their installation at any height, require the Florida Building Commission to add standards to the Florida Building Code, and require their use to be incorporated into safety plans, drills, and training. With no opposition or debate, SB 936 was reported favorably. Next, the committee considered SB 1014 by Senator Mayfield, which would prohibit municipalities from refusing water and wastewater service solely because a property owner declines annexation, if the property is near a municipal main line, not served by another utility, and the utility has capacity. An amendment narrowed the bill by defining “main line” and reducing the distance threshold from 2,000 meters to one-half mile. The Florida League of Cities opposed the bill as amended, citing concerns about large users, possible conflict with annexation law, potential enclave creation, and revenue impacts, but Senator Mayfield said he would continue working on the issues. The committee reported the bill favorably. Finally, Chair Bradley presented SB 1498 on community associations. A strike-all amendment was adopted that made technical changes to video conference recording, turnover inspection reports, and electronic voting, and added provisions requiring associations to provide records to law enforcement and prosecutors, creating a second-degree misdemeanor for willful refusal. It also targeted mandatory club or amenity fee structures controlled by developers or third parties, declaring such provisions against public policy, limiting assessments to proportional expenses, and allowing suits and conveyance of common areas after turnover. Testimony from homeowners described alleged governance abuses and opaque, profit-driven mandatory fees in their communities, while the Community Associations Institute supported the amendment. The committee reported CS for SB 1498 favorably. Members then recorded additional votes for the record, and the meeting adjourned.

Transcript Highlights:

• Removing these void restrictive covenants is more than a symbolic act.
• Removing these void restrictive covenants is more than a symbolic act. It's a moral one.
• These covenants may no longer be enforceable, but they remain visible reminders of a time when families
• , were able to find over 400 deeds in a small North Shore area that had these restrictive racial covenants
• The existence of these restrictive covenants in deeds is a sign of a very unfortunate historic systemic

Keywords: 995, all

Summary: The Joint Committee on the Judiciary heard testimony on a wide range of bills, with much of the discussion focused on housing stability and maternal mental health. On H. 1924/S. 1171, supporters including Sen. Joan Lovely, Rep. Jim O’Day, physicians, advocates, and people with lived experience urged the committee to create legal protections and treatment pathways for defendants who experienced postpartum psychosis or other perinatal mood disorders within 12 months of giving birth. Testimony emphasized that these conditions are rare but severe, often treatable, and can lead to tragic outcomes if criminalized rather than addressed through screening, expert evaluation, treatment, and, in some cases, resentencing or mitigation. Committee members asked about diagnosis years after the fact and how the Illinois law has worked; witnesses said retrospective diagnosis is possible and that the Illinois model has led to some successful resentencing petitions and broader awareness. Housing-related bills drew substantial testimony. On H. 1983/S. 1071, witnesses described “zombie” subordinate mortgages that were sold years after borrowers believed they had been resolved, then resurfaced with large balances and foreclosure threats. Supporters said the bill would require disclosures and court review to prevent unlawful servicing and foreclosure practices. On H. 1952, advocates from the Massachusetts Law Reform Institute, tenants, and legal services providers backed a permanent statewide right to counsel in eviction cases, citing data showing strong tenant outcomes and the importance of quality control, multilingual outreach, and full representation. On H. 1895/S. 1184, testimony supported codifying a two-tier summary process in eviction court and prohibiting defaults at the initial case-management stage. On H. 1883, a small property owner supported rent escrow as a way to protect landlords from bad-faith nonpayment while preserving tenant rights. The committee also heard testimony on bills addressing discriminatory housing covenants, tenant oversight, and homelessness. On H. 1762/S. 1080, a housing advocate supported removing void restrictive covenants from deeds, describing the Dirty Deeds Project and the lingering harm of racist language in property records. On H. 1814, tenants and advocates described harassment, retaliation, security problems, and lack of accountability in subsidized housing, arguing for an Office of the Tenant Advocate within the Attorney General’s Office. On S. 1120, multiple witnesses supported a bill of rights for people experiencing homelessness, saying it would affirm the right to rest and seek shelter, reduce criminalization, and extend anti-discrimination protections. No votes or final actions were taken during the hearing; the committee primarily received testimony and questions on the bills.

Transcript Highlights:

• It brings it in line with the other restrictive covenants, employment covenants, noncompetes, no poaches
• Chair, this is an easy one like banning non-competes and like banning all the restrictive covenants.
• Chair, this is an easy one like banning non-competes and like banning all the restrictive covenants.
• Chair, this is an easy one like banning non-competes and like banning all the restrictive covenants.
• Um this is restrictive covenants.

Keywords: 1183, house

Transcript Highlights:

• customers outside the municipal boundaries only to the extent necessary to comply with the terms of bond covenants
• With the terms of bond covenants that are in effect as of July 1, 2024, and then those surcharges must
• In some communities, there are so-called club plans, recreational covenants that reserve to a private
• not already in the association's name, and redefines the term governing documents to include all covenants

Bills: S0936, S1724, S1014, S1498

Keywords: temporary door locking device, emergency safety, building code, training programs, fire exit security, utility services, municipal agreements, public meetings, rates and fees, public service commission, municipal utility, water service, wastewater service, property owners, annexation, civil action, community associations, condominium, homeowners associations, structural integrity

Summary: The Committee on Regulated Industries met with a quorum and took up four bills. First, it considered SB 1724 on municipal utility services. Senator Martin offered a late-filed delete-everything amendment that would require annual customer meetings for extraterritorial utility customers, cap use of gross utility revenues for general government at 10%, eliminate a 25% surcharge on customers outside city limits, reduce the rate differential cap from 50% to 25%, remove municipal natural gas utilities from the bill, and preserve certain existing bond-related surcharges until debt is retired or refinanced. The League of Cities raised implementation concerns about the July 1, 2026 effective date and the need for rate studies and budget adjustments. The amendment was adopted and the committee reported CS/SB 1724 favorably. The committee then heard SB 936 on temporary door locking devices from Senator McLean. The bill would define temporary door locking devices, allow them to be installed at any height, require the Florida Building Commission to add standards to the Florida Building Code, and require their use to be incorporated into safety plans, drills, and training. With no opposition or amendments, SB 936 was reported favorably. Next, the committee considered SB 1014 by Senator Mayfield, which would prohibit municipalities from refusing water or wastewater service solely because a property owner will not annex, and would require service expansion when a property is near a municipal main line, not served by another utility, and the utility has capacity. A committee amendment narrowed the bill to properties near a main line and reduced the distance threshold from 2,000 meters to one-half mile. The Florida League of Cities opposed the bill as amended, citing concerns about property size, annexation conflicts, enclave creation, and possible revenue impacts, but the bill was reported favorably. Finally, the committee heard SB 1498 on community associations from Chair Bradley. A strike-all amendment revised technical provisions on video conference recordings, turnover inspection reports, SIRS references, and electronic voting, and added two major policy changes: requiring associations to provide records to law enforcement and prosecutors and creating a second-degree misdemeanor for willful refusal, and prohibiting mandatory club or amenity fee schemes controlled by developers or third parties that generate profit beyond proportional expenses. Testimony in support described homeowner disputes involving concentrated board control, lack of transparency, and mandatory fees in communities such as Rosedale. The amendment was adopted and CS/SB 1498 was reported favorably. At the end of the meeting, Senator Bracey Davis asked to be recorded voting in the affirmative on tabs 1, 2, and 3, and the committee adjourned.