Prohibited clauses in association documents.--
(1) It is declared that the public policy of this state prohibits the
inclusion or enforcement of certain types of clauses in homeowners’
association documents, including declaration of covenants, articles of
incorporation, bylaws, or any other document of the association which
binds members of the association, which either have the effect of or
(a) A developer has the unilateral ability and right to make changes to
the homeowners’ association documents after the transition of
homeowners’ association control in a community from the developer to the
nondeveloper members, as set forth in s. 720.307, has occurred.
(b) A homeowners’ association is prohibited or restricted from filing a
lawsuit against the developer, or the homeowners’ association is
otherwise effectively prohibited or restricted from bringing a lawsuit
against the developer.
(c) After the transition of homeowners’ association control in a
community from the developer to the nondeveloper members, as set forth
in s. 720.307, has occurred, a developer is entitled to cast votes in an
amount that exceeds one vote per residential lot.
Such clauses are declared null and void as against the public policy of
(2) The public policy described in subsection (1) prohibits the
inclusion or enforcement of such clauses created on or after the
effective date of s. 3, chapter 98-261, Laws of Florida.
(3) Homeowners’ association documents, including declarations of
covenants, articles of incorporation, or bylaws, may not preclude the
display of one portable, removable United States flag by property
owners. However, the flag must be displayed in a respectful manner,
consistent with Title 36 U.S.C. chapter 10.
(a) The Legislature finds that the use of
Florida-friendly landscaping and other water use and pollution prevention
measures to conserve or protect the state’s water resources serves a
compelling public interest and that the participation of homeowners’
associations and local governments is essential to the state’s efforts in
water conservation and water quality protection and restoration.
(b) Homeowners’ association documents, including declarations of covenants,
articles of incorporation, or bylaws, may not prohibit or be enforced so as
to prohibit any property owner from implementing Florida-friendly
landscaping, as defined in s. 373.185, on his or her land or create any
requirement or limitation in conflict with any provision of part II of
chapter 373 or a water shortage order, other order, consumptive use permit,
or rule adopted or issued pursuant to part II of chapter 373.
(5) It is declared the public policy of the state that prior to transition
of control of a homeowners’ association in a community from the developer to
the nondeveloper members, as set forth in s. 720.307, the right of the
developer to amend the association’s governing documents is subject to a
test of reasonableness, which prohibits the developer from unilaterally
making amendments to the governing documents that are arbitrary, capricious,
or in bad faith; destroy the general plan of development; prejudice the
rights of existing nondeveloper members to use and enjoy the benefits of
common property; or materially shift economic burdens from the developer to
the existing nondeveloper members.
(6) An association may extinguish a discriminatory restriction as provided
in s. 712.065.
3, ch. 98-261; s. 49, ch. 2000-258; s. 47,
ch. 2000-302; s. 8, ch. 2001-252; s. 2, ch.
2002-50; s. 28, ch. 2009-243; s. 6, ch.
2013-218; s. 25, ch. 2021-99.