This page is current through the 2026 regular session, and the statute text described here is the 2026 Florida Statutes as of July 1, 2026. It sets out what each legislative session since 2021 did to Chapter 723, most recent session first, with the chapter law number and effective date for each item. Chapter 723 is amended far less often than the condominium and homeowners association chapters, and several of these sessions did nothing at all. Saying so is more useful than implying constant change.
How to read this page, and why the quiet years matter
Each entry is anchored to the session that produced it and to the chapter law number the Governor signed. The bill number is what gets repeated; the chapter law number is what the statute's history line cites.
Chapter 723, the Florida Mobile Home Act, governs a residential tenancy in which a mobile home sits on a rented or leased lot in a park offering 10 or more lots for rent or lease. It is a landlord and tenant statute with an association layer bolted on, which is why it behaves differently from Chapters 718, 719 and 720. Those chapters are amended every year. Chapter 723 is not.
That slowness has a practical consequence worth stating. A form or a notice under Chapter 723 has a much longer shelf life than its condominium equivalent. The lot rental increase notice provisions in § 723.037 were untouched between 2020 and 2024. Section 723.012, on prospectus contents, has not been amended since 2020. Section 723.031 and § 723.033 carry the same date. Where a Chapter 718 form goes stale in two years, a Chapter 723 form can run for a decade.
The risk runs the other way. Because so little changes, a park owner or a homeowners committee can go years without checking, and then miss the one amendment that did land. Between 2021 and 2026 there were two. Both are below.
2026 regular session: nothing passed
No act amending Chapter 723 passed in 2026. The Chapter 723 history lines carry no 2026 chapter law. Two bills that drew attention failed.
| Bill | Subject | Disposition |
|---|---|---|
| SB 652 | Mobile homes; revising park owner obligations and authorizing local governments to adopt codes for specified purposes | Died in Senate Regulated Industries, March 13, 2026 |
| HB 703 and SB 1550 | 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, termination of tenancy and the Florida Mobile Home Relocation Corporation | Both died in committee, March 2026; the proposed effective date would have been July 1, 2026 |
The local code authority question in SB 652 is the one to watch in future sessions. Section 723.083 currently prohibits a municipal, county or state agency from approving a rezoning or taking other official action that would result in the removal or relocation of mobile home owners residing in a park, unless the agency has first determined that adequate mobile home parks or other suitable facilities exist. A bill expanding local authority over park conditions would sit against that provision, and it would change how a park owner deals with the county. Nothing has changed yet.
2025 regular session: the flood disclosure
Ch. 2025-166 (CS/CS/SB 948), effective October 1, 2025, amended § 723.011 and created subsection (6). Before occupancy, or before the rental agreement is executed, whichever comes first, the park owner must deliver a separate written flood disclosure. The disclosure addresses the park owner's knowledge of flooding, of flood damage, of insurance claims for flood damage, and of assistance received for flood damage.
Two things make this easy to miss. First, it was not a mobile home bill. Ch. 2025-166 was a flood disclosure act that also amended § 83.512 for residential landlords, § 689.302 for real property transfers, and § 718.503 and § 719.503 for condominium and cooperative resales. A park owner reading a mobile home legislative summary would not have seen it. Second, the requirement is that the disclosure be a separate document. Folding the language into the prospectus or the rental agreement does not satisfy it.
This is also, on the history lines, the most recent amendment to Chapter 723. If you have been told that Ch. 2024-123 is the chapter's current end point, that was true until October 1, 2025. Our page on prospectus requirements covers what else must be delivered and when, and our note on hurricane recovery in mobile home communities covers the wider disaster picture, in which this disclosure is the only express Chapter 723 provision.
2024 regular session: Ch. 2024-123 rewrote the rent increase process
CS/CS/CS/HB 613 became Ch. 2024-123, effective July 1, 2024. It passed the Senate 33 to 0 and the House 111 to 0, and it is the substantive Chapter 723 act of this period. It amended §§ 723.037, 723.038, 723.0381 and 723.051, and created § 723.0051.
- § 723.037, lot rental increases and the homeowners committee meeting. The act rewrote the meeting process, including the good faith disclosure and written summary requirement, the comparable parks disclosure and the circumstances in which a park owner may limit comparables to parks under the same ownership, the second meeting mechanism, and the mediation petition provisions in subsection (5).
- § 723.038, mediation. The parties may now mutually select a mediator from the circuit court mediator list before petitioning the Division.
- § 723.0381, after mediation. The act made explicit that a civil action may not be initiated unless the dispute has been submitted to mediation under § 723.037(5), and that homeowners may sue in circuit court only where a majority of affected homeowners agreed in writing and the park owner refused or failed to mediate.
- § 723.051, live-in health care aides. An aide may enter and leave without additional rent, fee or charge. The homeowner pays background check costs, notifies management, and is responsible for the aide's removal and the cost of it. The aide acquires no tenancy rights.
- § 723.0051, new. The Division of Florida Condominiums, Timeshares, and Mobile Homes is directed to adopt rules to implement and administer the act.
The mediation change is the one that most often decides a case. Read together, §§ 723.037(5) and 723.0381 make mediation a gate rather than an option, and the written agreement of a majority of affected homeowners is a condition that has to be documented at the time rather than reconstructed later. Our guide to the lot rental increase procedure and our page on Chapter 723 mediation set out the sequence and the notice periods.
2023 regular session: nothing
No act amending Chapter 723 passed in 2023. The history lines of the sections a park owner and a homeowners committee use most, §§ 723.011, 723.012, 723.031, 723.033, 723.037, 723.038, 723.051, 723.061 and 723.078, carry no 2023 chapter law.
This was the session that produced SB 154 and the tort reform acts, which reshaped condominium and cooperative practice and changed litigation timing across the board. Nothing in that package reached Chapter 723 directly. The tort reform act, HB 837, is not a community association statute and applies to negligence claims generally, so it does reach a park owner defending a personal injury claim. That is a litigation question rather than a Chapter 723 compliance question.
2022: nothing, including the post-Surfside legislation
No act amending Chapter 723 passed in 2022, in the regular session or in Special Session D. SB 4-D, Ch. 2022-269, created the milestone inspection requirement at § 553.899 and the structural integrity reserve study for condominiums and cooperatives. It did not reach Chapter 723, and there is no mobile home community counterpart to either requirement.
That is a real difference, not an oversight a later session has corrected. A mobile home community has no statutory structural inspection or reserve study obligation under Chapter 723. Whatever building safety obligations attach to structures in the park come from the building code, the local enforcement agency and the park owner's own duties under § 723.022, not from the association legislation of 2022.
2021 regular session: nothing
No act amending Chapter 723 passed in 2021. The three community association acts of that session, Ch. 2021-91 on assessment notices, Ch. 2021-99 on community associations generally, and Ch. 2021-135 on the Department of Business and Professional Regulation, reached Chapters 718, 719 and 720. None of them amended Chapter 723.
Several Chapter 723 sections still end their history lines at Ch. 2020-27, a 2020 act, and a few end decades earlier. Section 723.042 and § 723.083 have not been amended in many years. When you read one of those sections, you are reading law that has been settled long enough for the case law under it to be worth more than the next legislative forecast. Our overview of what Chapter 723 governs sets out the structure of the chapter.
What a park owner or homeowners committee should do with this page
A practical review, and it does not need to be done every year in this chapter:
- Confirm the flood disclosure under § 723.011(6) is a separate written document, delivered before occupancy or before the rental agreement is executed, whichever comes first.
- Check the lot rental increase notice and meeting procedure against the current § 723.037, including the comparable parks disclosure and the written summary.
- Before filing anything in circuit court, confirm the § 723.037(5) mediation step was completed and that the written agreement of a majority of affected homeowners exists where it is required.
- Review the rental agreement and rules for any charge levied on a live-in health care aide, and remove it.
- Check whether the Division has in fact adopted rules under § 723.0051 before relying on one.
- Re-read this page after each session. In most years the entry will be short, and that is the useful answer.
Where a notice period, a rent increase or an eviction is involved, the last step is a call to counsel rather than a decision in the office. Chapter 723 deadlines are short and unforgiving, and the mediation gate in § 723.0381 has ended more cases than the merits have. Our page on park rules and enforcement covers the day to day side, and the homeowners association legislative page covers Chapter 720 for communities that hold both kinds of property.
Frequently Asked Questions About Florida Mobile Home Legislation
What is the most recent change to Chapter 723?
Ch. 2025-166, effective October 1, 2025, which created the separate written flood disclosure at § 723.011(6). It is more recent than Ch. 2024-123, which many summaries still describe as the chapter's end point. The 2025 act was a general flood disclosure bill rather than a mobile home bill, which is why it is often missed.
Did anything pass in the 2026 session?
No. SB 652, on park owner obligations and local government code authority, died in Senate Regulated Industries on March 13, 2026. HB 703 and SB 1550, on lot tenancies, died in committee. The Chapter 723 history lines carry no 2026 chapter law, so nothing in your rental agreements or notices needs to change because of that session.
Do milestone inspections or structural reserve studies apply to a mobile home community?
Not under Chapter 723. The milestone inspection requirement in § 553.899 and the structural integrity reserve study regimes in §§ 718.112(2)(g) and 719.106(1)(k) came out of the 2022 post-Surfside legislation and were not extended to mobile home communities. Building safety obligations for structures in a park come from the building code and the local enforcement agency.
Can we charge a resident for a live-in health care aide?
No. Section 723.051, as amended by Ch. 2024-123 effective July 1, 2024, provides that a live-in health care aide may enter and leave without additional rent, fee or charge. The homeowner pays the background check costs, notifies management, and is responsible for the aide's removal and the cost of removal. The aide acquires no tenancy rights.
Do we have to mediate before going to court over a rent increase?
In the ordinary case, yes. Ch. 2024-123 made explicit in § 723.0381 that a civil action may not be initiated unless the dispute has been submitted to mediation under § 723.037(5), and that homeowners may proceed in circuit court only where a majority of affected homeowners agreed in writing and the park owner refused or failed to mediate. Document the agreement at the time.
Why does Chapter 723 change so rarely?
It is a landlord and tenant statute with an association layer, not a governance code, and it has fewer moving parts than the condominium and homeowners association chapters. Several sections have not been amended since 2020 or earlier. The practical effect is that forms last longer, and that the occasional amendment, such as the 2025 flood disclosure, is easy to walk past.
Contact Hamilton Mikes
Hamilton Mikes advises mobile home community owners and homeowners committees in Southwest Florida on lot rental increases, prospectus and disclosure obligations, rule enforcement and Chapter 723 mediation. Call 239-594-7227 or visit our Regulatory Compliance page.
Statutes and authorities referenced
- § 723.002(1), Fla. Stat. (application; parks offering 10 or more lots for rent or lease)
- § 723.011, Fla. Stat. (prospectus delivery; flood disclosure at (6))
- § 723.012, Fla. Stat. (prospectus contents; not amended since 2020)
- § 723.037, Fla. Stat. (lot rental increase; homeowners committee meeting; mediation petition at (5))
- § 723.038, Fla. Stat. (mediation; mutual selection of a circuit court list mediator)
- § 723.0381, Fla. Stat. (civil action barred unless the dispute was submitted to mediation)
- § 723.051, Fla. Stat. (occupancy; live-in health care aides)
- § 723.0051, Fla. Stat. (Division directed to adopt implementing rules)
- § 723.061, Fla. Stat. (eviction; grounds and notice)
- § 723.083, Fla. Stat. (governmental action affecting removal of mobile home owners)
- § 553.899, Fla. Stat. (milestone inspections; no mobile home counterpart)
- Session laws: Ch. 2024-123 (CS/CS/CS/HB 613); Ch. 2025-166 (CS/CS/SB 948). No Chapter 723 amendment in the 2021, 2022, 2023 or 2026 sessions.