This page is current through the 2026 regular session and states the law as of July 1, 2026. For mobile home communities the 2026 session produced nothing. Every Chapter 723 bill filed died in committee on the same day. The operative law for a homeowners association board is Ch. 2024-123, which rewrote the rent increase and mediation process, plus the 2025 flood disclosure. This page is written for association boards, not for park owners.
The 2026 session: three bills, no law
No amendment to Chapter 723 was enacted in the 2026 regular session. The history lines of the sections a board uses most, including §§ 723.011, 723.037 and 723.038, carry no 2026 chapter law. Three bills were filed and all three failed on March 13, 2026:
| Bill | What it would have done | What happened |
|---|---|---|
| SB 652 | Revised the general obligations of park owners and authorized local governments to adopt and enforce local codes or ordinances for specified purposes | Died in Regulated Industries on March 13, 2026 |
| HB 703 | Mobile home park lot tenancies: would have amended roughly eleven sections including §§ 723.005, 723.033, 723.037 and 723.061, covering rent increases, electronic billing and termination of tenancy | Died in the Housing, Agriculture and Tourism Subcommittee on March 13, 2026 |
| SB 1550 | The Senate companion to HB 703 | Died in Regulated Industries on March 13, 2026 |
SB 652 is the one residents ask about, because it would have expanded local code authority over parks. It is not law. Neither is anything in HB 703, including the electronic billing provisions.
One 2026 act reaches a mobile home homeowners association, though not through Chapter 723. Chapter 2026-168 (CS/CS/HB 797) rewrote Chapter 617, the Not For Profit Corporation Act, effective July 1, 2026. A homeowners association formed under § 723.075 is a corporation for profit or not for profit, so if yours is a Chapter 617 corporation, the corporate layer under it was rewritten this year. That is a document review, not an emergency.
The most recent change: the 2025 flood disclosure
Chapter 2025-166, effective October 1, 2025, added subsection (6) to § 723.011. It requires the park owner to deliver a separate written flood disclosure before occupancy or execution of the lot rental agreement, whichever comes first. The disclosure states whether the park owner has knowledge of flooding during its ownership, whether flood damage insurance claims were filed, and whether flood assistance, including FEMA assistance, was received. The subsection defines flooding.
There is a remedy attached. Where the park owner violates the requirement and the lessee suffers substantial loss or damage, the lessee may terminate by written notice within 30 days of the damage, with a refund of advance rent for periods after termination, while remaining liable for anything delinquent before it.
This is the only expressly disaster related disclosure in Chapter 723 and the only place the chapter mentions FEMA. It sits in a broader act that also reached landlords under Chapter 83 and condominium and cooperative developers under §§ 718.503 and 719.503, so it is not a mobile home specific policy so much as a mobile home slice of a general flood disclosure bill. For everything else after a storm, see our guide to hurricane recovery in mobile home communities.
What Ch. 2024-123 still governs
Chapter 2024-123 (CS/CS/CS/HB 613), effective July 1, 2024, is the live body of Chapter 723 law. It amended §§ 723.037, 723.038, 723.0381 and 723.051 and created § 723.0051. For an association board, the § 723.037 changes are the ones that shape every rent increase season.
The 90 day notice. Section 723.037(1) requires the park owner to give written notice to each affected mobile home owner and to the board of directors of the homeowners association, if one has been formed, at least 90 days before any increase in the lot rental amount, any reduction in services or utilities, or any change in the rules and regulations. Pass through charges must be separately listed with the amount, the governmental entity that mandated the capital improvement, and the nature of the charge. Our page on the lot rental increase procedure takes the sequence step by step.
The committee meeting. A homeowners committee of not more than five persons, designated by a majority of the affected homeowners or, where an association exists, by its board, meets with the park owner no later than 60 days before the effective date of the change. Under § 723.037(4)(b)1. the park owner must disclose and explain in good faith all material factors behind the decision, including specific cost increases and information about comparable parks, and a written summary is prepared and retained. The 2024 law added a paragraph permitting the park owner, in defined circumstances involving market area, unique attributes, geographic scarcity or professional valuation considerations, to limit the comparable park disclosure to parks under the same ownership. That paragraph is the single most consequential 2024 change for a board preparing to challenge an increase.
Mediation, and mediation as a gate. Within 30 days after the last scheduled meeting, a majority of the affected homeowners may designate in writing that the increase or change is unreasonable and petition the Division for mediation. The 2024 law let the parties mutually select a mediator from the circuit court list instead of taking a Division assignment, under § 723.038(1). It also made § 723.0381 explicit: a civil action may not be initiated unless the dispute has first been submitted to mediation under § 723.037(5). A party who refuses to mediate on proper request forfeits its entitlement to attorney's fees under § 723.037(6), which is what gives the request its force. Our guide to Chapter 723 mediation covers the filing mechanics.
Two smaller 2024 items. Section 723.051 was amended to address live in health care aides: entry and exit without additional rent, fee or charge, with the homeowner responsible for background check costs and for the aide's removal, and the aide acquiring no tenancy rights. And new § 723.0051 directs the Division to adopt rules to implement and administer the act.
Note what the statute does not do. Reasonableness is defined in § 723.033, not in § 723.037, and § 723.037 supplies procedure only. Under § 723.005 the Division has no authority over park rules and no authority to enforce § 723.033, so a challenge to an unreasonable rent or rule is a judicial remedy after mediation, not a Division complaint.
What the condominium and HOA sessions did not do to you
Boards in resident run communities read the same trade press everyone else does, and a great deal of it is about Chapter 718. Very little of it applies to a Chapter 723 lot tenancy.
- No structural integrity reserve study. The requirement is in § 718.112(2)(g) and § 719.106(1)(k). Chapter 723 has no equivalent and no reserve threshold.
- No milestone inspection obligation through Chapter 723. Section 553.899 reaches buildings three habitable stories or more that are subject to a condominium or residential cooperative. A lot tenancy park is not within it.
- No $25,000 reserve threshold, no 115 percent budget rule, no Division online account requirement. Those came from HB 913 in 2025 and amended Chapters 718 and 719 only.
- No website or app posting mandate. Chapter 723 has none, and neither does Chapter 719. The 25 unit rule is a condominium rule at § 718.111(12)(g)2.
- Different director training. Section 723.0781 requires a newly elected or appointed director of a mobile home homeowners association, within 90 days, to file either a written certification that he or she has read the articles, bylaws, prospectus, rental agreement, rules and policies, or a certificate of completion of a Division approved curriculum. It is closer to the cooperative rule than to the condominium rule.
Where Chapter 723 does give an association real teeth is in the association's own machinery: incorporation and notice to the park owner under § 723.076, bylaws and recall under § 723.078, the powers and records duties at § 723.079, and the right of first refusal when the park is offered for sale under § 723.071. Our page on homeowners committees and meetings covers how the committee is designated and what it can do.
What to check before the next notice arrives
- Confirm the association's officer names and addresses on file with the park owner are current under § 723.076, and that the recorded notice of the right to purchase the park is in the county records. A 90 day notice served on a former president is a problem you create for yourself.
- Designate the homeowners committee in advance, in writing, rather than after a notice lands. The 60 day meeting date and the 30 day petition window run fast.
- When a notice arrives, calendar three dates the same day: the effective date, the date 60 days before it, and the date 30 days after the last scheduled meeting.
- Ask for the comparable park information in writing at the meeting, and note whether the park owner is limiting comparables to parks under the same ownership and on what stated basis.
- Confirm each sitting director's § 723.0781 filing is with the secretary.
The text of Chapter 723 is published free by the Legislature at leg.state.fl.us. This page is rewritten each year once session ends, and given that every mobile home bill filed in 2026 died in its first committee, the 2027 session is worth watching closely.
Frequently Asked Questions About Florida Mobile Home Law Changes
Did Florida change the mobile home law in 2026?
No. No amendment to Chapter 723 was enacted in the 2026 regular session. SB 652, HB 703 and SB 1550 were all filed and all three died in committee on March 13, 2026. The history lines of §§ 723.011, 723.037 and 723.038 carry no 2026 chapter law. The most recent change to the chapter remains Ch. 2025-166, effective October 1, 2025.
What was SB 652 and does it apply now?
SB 652 would have revised the general obligations of mobile home park owners and authorized a unit of local government to adopt and enforce local codes or ordinances for specified purposes. It died in the Senate Regulated Industries committee on March 13, 2026 and is not law. Local code authority over parks remains what it was before the 2026 session.
How much notice does the park owner have to give before raising lot rent?
At least 90 days, under § 723.037(1). The same 90 day notice applies to a reduction in services or utilities and to a change in the park rules and regulations. The notice goes to each affected mobile home owner and to the board of directors of the homeowners association if one has been formed, and pass through charges must be itemized separately.
Do we have to mediate before we can sue over an increase?
Yes. Chapter 2024-123 made § 723.0381 explicit: a civil action may not be initiated unless the dispute has first been submitted to mediation under § 723.037(5). A party who refuses to mediate on proper request forfeits its entitlement to attorney's fees under § 723.037(6). The petition window is 30 days after the last scheduled committee meeting.
Does our community need a structural integrity reserve study?
Not under Chapter 723. The study requirement is in § 718.112(2)(g) for condominiums and § 719.106(1)(k) for cooperatives, and the milestone inspection statute at § 553.899 reaches buildings three habitable stories or more subject to those forms of ownership. If your community converted to a cooperative under Chapter 719 when the residents bought the park, the Chapter 719 rules do apply, which is worth confirming with counsel.
What is the flood disclosure our residents are receiving?
Section 723.011(6), added by Ch. 2025-166 effective October 1, 2025. Before occupancy or execution of the lot rental agreement, the park owner must deliver a separate written disclosure stating whether it knows of flooding during its ownership, whether flood damage insurance claims were filed, and whether flood assistance including FEMA assistance was received. A violation, coupled with substantial loss, lets the lessee terminate within 30 days of the damage.
Contact Hamilton Mikes
Hamilton Mikes advises mobile home homeowners associations and resident owned communities in Southwest Florida on lot rental increase notices, the committee meeting and mediation process, park rules, and the right of first refusal when a park is offered for sale. Call 239-594-7227 or visit our Litigation and ADR page.
Statutes and authorities referenced
- § 723.005, Fla. Stat. (Division has no authority over park rules and may not enforce § 723.033)
- § 723.011(6), Fla. Stat. (flood disclosure; added by Ch. 2025-166, effective October 1, 2025)
- § 723.031, Fla. Stat. (lot rental agreements; one year minimum term; mid term increases)
- § 723.033, Fla. Stat. (unreasonable lot rental amount; market rent; comparable parks)
- § 723.035, Fla. Stat. (park rules; posting; no fee or fine except as provided in the prospectus)
- § 723.037(1), Fla. Stat. (90 day notice of increase, reduction in services or rule change)
- § 723.037(4), Fla. Stat. (homeowners committee meeting; good faith disclosure; comparable parks)
- § 723.037(5), Fla. Stat. (mediation petition; 30 days after the last scheduled meeting)
- § 723.037(6), Fla. Stat. (refusal to mediate forfeits attorney's fees)
- § 723.038, Fla. Stat. (conduct of mediation; mutual selection of a mediator)
- § 723.0381, Fla. Stat. (mediation as a precondition to a civil action)
- § 723.0051, Fla. Stat. (Division rulemaking authority; created by Ch. 2024-123)
- § 723.051, Fla. Stat. (live in health care aides)
- § 723.071, Fla. Stat. (right of first refusal when the park is offered for sale)
- § 723.075, § 723.076, § 723.078, § 723.079, Fla. Stat. (formation, notice to the park owner, bylaws, powers and records)
- § 723.0781, Fla. Stat. (board member certification or approved curriculum within 90 days)
- § 723.1255, Fla. Stat. (mandatory binding arbitration for election, recall and records disputes)
- § 718.112(2)(g), § 719.106(1)(k), § 553.899, Fla. Stat. (structural study and milestone requirements that do not reach Chapter 723)
- Session laws: Ch. 2024-123 (CS/CS/CS/HB 613); Ch. 2025-166 (CS/CS/SB 948); Ch. 2026-168 (CS/CS/HB 797)