Florida’s rapid growth and unique environmental considerations consistently bring forth new legislative efforts aimed at shaping its built environment. For professionals in the construction and architectural industries, staying abreast of these developments is crucial. This article delves into some of the significant bills currently pending in the Florida State Legislature that could impact how you design, build, and operate in the Sunshine State.
Navigating the Legislative Landscape
The 2025 legislative session in Florida has seen a continued focus on several critical areas, particularly those related to building safety, community governance, and environmental considerations. While the legislative process can be dynamic, with bills evolving or being withdrawn, several key pieces of legislation are worth noting for their potential influence on the construction and architectural sectors.
Strengthening Building Safety and Inspections
Following recent events, a strong emphasis remains on ensuring the structural integrity and safety of buildings, especially condominiums.
- CS/CS/HB 913: Condominium and Cooperative Associations (Also related to SB 712: Construction Regulations): This comprehensive bill, with many provisions effective July 1, 2025, significantly modifies Florida’s Milestone Inspection requirements. It aims to clarify the “habitable stories” definition for inspections, mandates repair commencement within 365 days of a Phase Two inspection report, and introduces new reporting requirements for local enforcement agencies to the Department of Business and Professional Regulation (DBPR). Crucially for architects and engineers, it requires design professionals and licensed contractors who bid on Structural Integrity Reserve Studies (SIRS) or Milestone Inspections to disclose in writing if they intend to bid on any related maintenance, repair, or replacement work. This promotes transparency and helps associations identify potential conflicts of interest.
Addressing Construction Defects and Practices
Legislation is also being considered to refine definitions and processes related to construction defects and contractor licensure.
- SB 1262: Construction Contracting: This bill proposes revisions to requirements for contractor licensure by examination and mandates the DBPR to establish a standardized disciplinary form for local construction regulation boards to report infractions. This could streamline reporting and potentially impact the standards for contractors operating in Florida.
- HB 1295 / SB 1442: Construction Defects: These similar bills aim to clarify what constitutes a construction defect, stating that certain deviations from initial plans may not be considered defects. They also propose revisions to how and to whom written notice of claims must be served, and require claimants to describe with specificity the location of known damages. Such changes could significantly alter the landscape of construction defect litigation in Florida.
Shaping Building Codes and Practices
Ongoing efforts to update and refine the Florida Building Code continue to be a focus.
- SB 1298: Building Construction: This bill proposes that the Florida Building Code Administrators and Inspectors Board establish rules for internship programs, eligibility criteria for one- and two-family dwelling inspector certifications, and their application process. This could impact the pipeline of qualified building professionals and the standards for residential inspections.
- CS/CS/CS/HB 683: Construction Regulations: While this bill has seen various iterations, past versions included language for the Florida Building Commission to update the Florida Building Code to allow mass timber for certain building types. Though the latest passed version may have removed this specific language, the subject of incorporating new construction materials and methods often remains a point of discussion in future legislative sessions. This bill also addresses minimum standards for the installation of synthetic turf.
Other Relevant Bills
While not exclusively focused on construction or architecture, other bills may have indirect impacts.
- SB 62: Resilient Buildings: This bill, if passed, could influence building standards by promoting more resilient construction practices, which would, in turn, affect design and material choices.
- SB 1730: Live Local Act Amendments: While primarily focused on affordable housing, this bill includes clarifications regarding density, Floor Area Ratio (FAR), and height maximums, and introduces protections for single-family homes adjacent to Live Local Act projects. These provisions directly influence architectural design and urban planning in developing affordable housing.
The Florida legislative session is an active arena where laws directly impacting the construction and architectural industries are debated and shaped. From enhancing building safety through rigorous inspection requirements to redefining construction defect liabilities and influencing building codes, these pending bills underscore the state’s commitment to evolving its built environment. Staying informed about these legislative movements is not just about compliance, but also about foresight and strategic planning for all professionals involved in building Florida’s future.
John Caravella, Esq
John Caravella Esq., is a construction attorney and formerly practicing project architect at The Law Office of John Caravella, P.C., representing architects, engineers, contractors, subcontractors, and owners in all phases of contract preparation, litigation, and arbitration across New York and Florida. He also serves as an arbitrator to the American Arbitration Association Construction Industry Panel. Mr. Caravella can be reached by email: [email protected] or (631) 608-1346.
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