The 2026 casualty list is the realistic 2027 menu

Nothing here has been refiled, and treating refiling as certain would be speculation. But the bills that died on 13 March 2026 are the obvious candidates, and anyone lobbying now is lobbying about these:

• HB 657 — HOA dissolution on a 50 percent petition and a two-thirds vote subject to court approval; replacement of pre-suit mediation with arbitration; community association court programs; conflict-of-interest disclosure. Passed the House 108-2, died in Senate Rules.
• SB 1498 — cooperative turnover inspection reports for all buildings; HOA records open at all reasonable times; electronic ballot receipt for associations without e-voting. Cleared Regulated Industries 7-0, died in appropriations.
• SB 722 — a SIRS exemption below a specified building height, and a majority vote to waive or reduce reserves. Never agendaed.
• SB 906 and SB 908 — an HOA ombudsman with a toll-free hotline, and the per-parcel fee that would have funded it. Neither agendaed.
• HB 465 and SB 822 — mandatory professional management and CAM credentialing. One died on the House calendar without a floor vote; the other in Judiciary.
• SB 1744 and HB 1541 — audioconferencing for meetings and elections. Neither agendaed.
• HB 255 and SB 638 — a searchable state database of condominium turnover certificates. Neither agendaed.
• SB 1706 and HB 1497 — My Safe Florida Condominium expansion, including for mixed-income buildings and inland associations. Passed the Senate 37-0, died in House Messages.

The pattern worth understanding before you lobby

The 2026 session was not one in which community-association reform was defeated. It was one in which the two chambers never took up each other's work.

Five bills passed one chamber unanimously or near-unanimously and then died untouched in the other: HB 657 (House 108-2), SB 1706 (Senate 37-0) and SB 48 (Senate 38-0) all died in the opposite chamber, HB 465 died on its own chamber's Second Reading Calendar without a vote, and SB 822 died in its second committee.

That diagnosis should shape advocacy. The obstacle was not persuading members of the merits — the votes were there. It was floor time and cross-chamber coordination, which are decided by leadership and committee scheduling, not by testimony.

Who will be running it

Sen. Jim Boyd takes the Senate presidency at the November 2026 organisation session, alongside Speaker-designate Sam Garrison. Boyd was a co-introducer on CS/SB 1498, the Senate community-associations bill that died in appropriations this year.

That is a fact about co-sponsorship and we present it as no more than that. His stated leadership priorities on designation — defending the taxpayer, reducing barriers for job creators, parental rights and schools, law enforcement, and conservation — do not mention condominiums or associations.

Florida also elects a new governor in November 2026, the incumbent being term-limited. Any executive-branch condominium initiative is therefore on hold by definition until January 2027.

What is moving while the Legislature is not

This is the more useful point for boards. The changes actually reaching Florida associations this year came from rulemaking, from private underwriting standards and from the courts — not from the statute book.

• Rulemaking. The first-ever HOA director education rule took effect 7 September 2026. Condominium and cooperative associations had state-account data deadlines in August 2026, with annual verification due 15 January 2027. A proposed citation rule would give DBPR per-unit penalty authority.
• Underwriting. Citizens now requires milestone inspection reports at submission and five years of loss history. Mortgage reserve requirements rise from 10 to 15 percent on 4 January 2027, and the baseline funding method — which Florida's SIRS statute requires as a minimum — no longer satisfies the reserve-study exception.
• Courts. The Eleventh Circuit held that HOA discrimination against an existing homeowner violates the Fair Housing Act. Florida's Third DCA held that a bulk buyer cannot amend its way out of a unanimous termination clause.

Two items being drafted, and how far they have actually got

A rewrite of s. 718.117, the condominium termination provision, is reportedly being prepared for 2027 with a fixed 80 percent supermajority, a cost-to-value repair test and a judicial petition process. The source is a law firm describing a drafting effort. There is no bill number, no sponsor and no filed instrument, and the Florida Bar's Real Property, Probate and Trust Law Section lists no current legislative position on it.

A DBPR task force on the standard SIRS form is reported by the Community Associations Institute's Florida Legislative Alliance, which states that a delegate “was selected to serve on a DBPR task force focused on updating the standard Structural Integrity Reserve Study (SIRS) form.” We found no official DBPR page for such a task force — neither the Division's condominium resources homepage nor its SIRS reporting page mentions one. Attribute it to CAI; do not state it as a fact about the agency.³

What to watch next

The week of 30 November. That is when interim committees meet for the first time, when the shape of the 2027 agenda becomes visible, and when it becomes possible to say anything specific about which bills will exist.