Florida 2023 Regular Session

Florida House Bill H0395 Compare Versions

Only one version of the bill is available at this time.

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3	3	HB 395 2023
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7	7	CODING: Words stricken are deletions; words underlined are additions.
8	8	hb0395-00
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10	10	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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14	14	A bill to be entitled 1
15	15	An act relating to hurricane protection for 2
16	16	condominium associations; amending s. 718.103, F.S.; 3
17	17	defining the term "hurricane protection"; amending s. 4
18	18	718.104, F.S.; requiring declarations of certain 5
19	19	condominiums to specify the entity responsible for the 6
20	20	installation, maintenance, repair, or replacement of 7
21	21	hurricane protection; amending s. 718.113, F.S.; 8
22	22	providing applicability; authorizing, rather than 9
23	23	requiring, certain hurricane protection 10
24	24	specifications; specifying that certain actions are 11
25	25	not material alterations or substantial additions; 12
26	26	authorizing the boards of residential and mixed -use 13
27	27	condominiums to install or require the unit owners to 14
28	28	install hurricane protection; requiring a vote of the 15
29	29	unit owners for the installation of hurricane 16
30	30	protection; requiring that such vote be attested to in 17
31	31	a certificate and recorded in certain public records; 18
32	32	providing requirements for such certificate; providing 19
33	33	that the validity or enforceability of a vote of the 20
34	34	unit owners is not affected if the board fails to 21
35	35	record a certificate or send a copy of the recorded 22
36	36	certificate to the unit owners; providing that a vote 23
37	37	of the unit owners is not required under certain 24
38	38	circumstances; prohibiting installation of the same 25
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40	40	HB 395 2023
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44	44	CODING: Words stricken are deletions; words underlined are additions.
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47	47	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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49	49
50	50
51	51	type of hurricane protection previously installed; 26
52	52	providing exceptions; prohibiting the boards of 27
53	53	residential and mixed -use condominiums from refusing 28
54	54	to approve certain hurricane protections; authorizing 29
55	55	the requirement to adhere to certain guidelines 30
56	56	regarding the external appearance of a condominium; 31
57	57	revising responsibility for the removal or 32
58	58	reinstallation of hurricane protection; authorizing 33
59	59	that certain expenses be charged to unit owners, which 34
60	60	become assessments; amending s. 718.115, F.S.; 35
61	61	revising when the cost of installation of hurricane 36
62	62	protection is and is not a common expense; authorizing 37
63	63	that certain expenses be charged to unit owners, which 38
64	64	become assessments; requiring certain unit owners to 39
65	65	be excused from certain assessments or to receive a 40
66	66	credit for hurricane protection that has been 41
67	67	installed; providing credit applicability under 42
68	68	certain circumstances; providing for the amount of 43
69	69	credit that a unit owner must receive; providing an 44
70	70	effective date. 45
71	71	46
72	72	Be It Enacted by the Legislature of the State of Florida: 47
73	73	48
74	74	Section 1. Subsections (18) through (31) of section 49
75	75	718.103, Florida Statutes, are renumbered as subsections (19) 50
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77	77	HB 395 2023
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81	81	CODING: Words stricken are deletions; words underlined are additions.
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84	84	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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86	86
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88	88	through (32), respectively, and a new subsection (18) is added 51
89	89	to that section, to read: 52
90	90	718.103 Definitions. —As used in this chapter, the term: 53
91	91	(18) "Hurricane protection" means hurricane shutters, 54
92	92	impact glass, code-compliant windows or doors, and other code -55
93	93	compliant hurricane protection products used to preserve and 56
94	94	protect the condominium property or association property. 57
95	95	Section 2. Paragraph (p) is added to subsection (4) of 58
96	96	section 718.104, Florida Statutes, to read: 59
97	97	718.104 Creation of condominiums; contents of 60
98	98	declaration.—Every condominium created in this state shall be 61
99	99	created pursuant to this chapter. 62
100	100	(4) The declaration must contain or provide for the 63
101	101	following matters: 64
102	102	(p) For both residential condominiums and mixed -use 65
103	103	condominiums, specify whether the unit owner or the association 66
104	104	is responsible for the installation, maintenance, repair, or 67
105	105	replacement of hurricane protection that is for th e preservation 68
106	106	and protection of the condominium property and association 69
107	107	property. 70
108	108	Section 3. Subsection (5) of section 718.113, Florida 71
109	109	Statutes, is amended to read: 72
110	110	718.113 Maintenance; limitation upon improvement; display 73
111	111	of flag; hurricane shutters and protection; display of religious 74
112	112	decorations.— 75
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121	121	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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125	125	(5) To protect the health, safety, and welfare of the 76
126	126	people of the state and to ensure uniformity and consistency in 77
127	127	the hurricane protections installed by condominium associations 78
128	128	and unit owners, this subsection applies to all residential and 79
129	129	mixed-use condominiums in the state, regardless of when the 80
130	130	condominium is created pursuant to the declaration of 81
131	131	condominium as defined in s. 718.103. Each board of 82
132	132	administration of a residential condominium or mixed-use 83
133	133	condominium must shall adopt hurricane protection shutter 84
134	134	specifications for each building within each condominium 85
135	135	operated by the association which may shall include color, 86
136	136	style, and other factors deemed relevant by the board. All 87
137	137	specifications adopted by the board must comply with the 88
138	138	applicable building code. The installation, maintenance, repair, 89
139	139	replacement, and operation of hurricane protection in accordance 90
140	140	with this subsection is not considered a material alteration or 91
141	141	substantial addition to the common elements or association 92
142	142	property within the meaning of this section. 93
143	143	(a) The board may, subject to s. 718.3026 and the approval 94
144	144	of a majority of voting interests of the residential condominium 95
145	145	or mixed-use condominium, install or require that unit owners 96
146	146	install hurricane shutters, impact glass, code -compliant windows 97
147	147	or doors, or other types of code -compliant hurricane protection 98
148	148	that complies comply with or exceeds exceed the applicable 99
149	149	building code. A vote of the unit owners to re quire the 100
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155	155	CODING: Words stricken are deletions; words underlined are additions.
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158	158	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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162	162	installation of hurricane protection must be set forth in a 101
163	163	certificate attesting to such vote and include the date that the 102
164	164	hurricane protection must be installed. The board must record 103
165	165	the certificate in the public records of the county where t he 104
166	166	condominium is located. The certificate must include the 105
167	167	recording data identifying the declaration of the condominium 106
168	168	and must be executed in the form required for the execution of a 107
169	169	deed. Once the certificate is recorded, the board must mail or 108
170	170	hand-deliver a copy of the recorded certificate to the unit 109
171	171	owners at the owners' address as reflected in the records of the 110
172	172	association. The board may provide a copy of the recorded 111
173	173	certificate by electronic transmission to unit owners who 112
174	174	previously consented to receive notice by electronic 113
175	175	transmission. The failure to record the certificate or send a 114
176	176	copy of the recorded certificate to the unit owners does not 115
177	177	affect the validity or enforceability of the vote of the unit 116
178	178	owners. However, A vote of the unit owners under this paragraph 117
179	179	is not required if the installation, maintenance, repair, and 118
180	180	replacement of the hurricane shutters, impact glass, code -119
181	181	compliant windows or doors, or other types of code -compliant 120
182	182	hurricane protection, or any exterior windows, doo rs, or other 121
183	183	apertures protected by the hurricane protection, is are the 122
184	184	responsibility of the association pursuant to the declaration of 123
185	185	condominium as originally recorded or as amended, or if the unit 124
186	186	owners are required to install hurricane protection p ursuant to 125
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188	188	HB 395 2023
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192	192	CODING: Words stricken are deletions; words underlined are additions.
193	193	hb0395-00
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195	195	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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199	199	the declaration of condominium as originally recorded or as 126
200	200	amended. If hurricane protection or laminated glass or window 127
201	201	film architecturally designed to function as hurricane 128
202	202	protection that complies with or exceeds the current applicable 129
203	203	building code has been previously installed, the board may not 130
204	204	install the same type of hurricane shutters, impact glass, code -131
205	205	compliant windows or doors, or other types of code -compliant 132
206	206	hurricane protection or require that unit owners install the 133
207	207	same type of hurricane protection unless the installed hurricane 134
208	208	protection has reached the end of its useful life or is 135
209	209	necessary to prevent damage to the common elements or to a unit 136
210	210	except upon approval by a majority vote of the voting interests . 137
211	211	(b) The association is responsible for the maintenance, 138
212	212	repair, and replacement of the hurricane shutters, impact glass, 139
213	213	code-compliant windows or doors, or other types of code -140
214	214	compliant hurricane protection authorized by this subsection if 141
215	215	such property is the responsib ility of the association pursuant 142
216	216	to the declaration of condominium. If the hurricane shutters, 143
217	217	impact glass, code-compliant windows or doors, or other types of 144
218	218	code-compliant hurricane protection are the responsibility of 145
219	219	the unit owners pursuant to the d eclaration of condominium, the 146
220	220	maintenance, repair, and replacement of such items are the 147
221	221	responsibility of the unit owner. 148
222	222	(b)(c) The board may operate shutters, impact glass, code -149
223	223	compliant windows or doors, or other types of code -compliant 150
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229	229	CODING: Words stricken are deletions; words underlined are additions.
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232	232	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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236	236	hurricane protection installed pursuant to this subsection 151
237	237	without permission of the unit owners only if such operation is 152
238	238	necessary to preserve and protect the condominium property or 153
239	239	and association property. The installation, replacement, 154
240	240	operation, repair, and maintenance of such shutters, impact 155
241	241	glass, code-compliant windows or doors, or other types of code -156
242	242	compliant hurricane protection in accordance with the procedures 157
243	243	set forth in this paragraph are not a material alteration to the 158
244	244	common elements or association property within the meaning of 159
245	245	this section. 160
246	246	(c)(d) Notwithstanding any other provision in the 161
247	247	residential condominium or mixed-use condominium documents, if 162
248	248	approval is required by the documents, a board may not refuse to 163
249	249	approve the installation or replacement of hurricane shutters, 164
250	250	impact glass, code-compliant windows or doors, or other types of 165
251	251	code-compliant hurricane protection by a unit owner which 166
252	252	conforms conforming to the specifications adopted by the board. 167
253	253	However, a board may require the unit owner to adhere to an 168
254	254	existing unified building scheme regarding the external 169
255	255	appearance of the condominium. 170
256	256	(d) A unit owner may be responsible for the cost of any 171
257	257	removal or reinstallation of hurricane protection if the unit 172
258	258	owner installed the hurricane protection and its removal is 173
259	259	necessary for the maintenance, repair, or replacement of the 174
260	260	condominium property or association property for which the 175
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266	266	CODING: Words stricken are deletions; words underlined are additions.
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269	269	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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273	273	association is responsible. The board shall determine if the 176
274	274	removal or reinstallatio n of hurricane protection must be 177
275	275	completed by the unit owner or the association. If such removal 178
276	276	or reinstallation is completed by the association, the costs 179
277	277	incurred by the association may be charged to the unit owner. If 180
278	278	the association charges the unit owner for the removal or 181
279	279	installation of hurricane protection, such charges are 182
280	280	enforceable as an assessment and may be collected in the manner 183
281	281	provided under s. 718.116. 184
282	282	Section 4. Paragraph (e) of subsection (1) of section 185
283	283	718.115, Florida Statutes, is amended to read: 186
284	284	718.115 Common expenses and common surplus. — 187
285	285	(1) 188
286	286	(e)1. The expense of installation, replacement, operation, 189
287	287	repair, and maintenance of hurricane shutters, impact glass, 190
288	288	code-compliant windows or doors, or other types of code -191
289	289	compliant hurricane protection by the board pursuant to s. 192
290	290	718.113(5) constitutes a common expense and shall be collected 193
291	291	as provided in this section if the association is responsible 194
292	292	for the maintenance, repair, and replacement of the hurricane 195
293	293	shutters, impact glass, code-compliant windows or doors, or 196
294	294	other types of code-compliant hurricane protection pursuant to 197
295	295	the declaration of condominium. However, If the installation of 198
296	296	maintenance, repair, and replacement of the hurricane shutters, 199
297	297	impact glass, code-compliant windows or doors, or other types of 200
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303	303	CODING: Words stricken are deletions; words underlined are additions.
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306	306	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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310	310	code-compliant hurricane protection is are the responsibility of 201
311	311	the unit owners pursuant to the declaration of condominium or a 202
312	312	vote of the unit owners under s. 718.113(5) , the cost of the 203
313	313	installation of the hurricane shutters, impact glass, code -204
314	314	compliant windows or doors, or other types of code -compliant 205
315	315	hurricane protection by the association is not a common expense 206
316	316	and must shall be charged individually to the unit owners based 207
317	317	on the cost of installation o f the hurricane shutters, impact 208
318	318	glass, code-compliant windows or doors, or other types of code -209
319	319	compliant hurricane protection appurtenant to the unit. The 210
320	320	costs of installation of hurricane protection are enforceable as 211
321	321	an assessment and may be collected in the manner provided under 212
322	322	s. 718.116. 213
323	323	2. Notwithstanding s. 718.116(9), and regardless of 214
324	324	whether or not the declaration requires the association or unit 215
325	325	owners to install, maintain, repair, or replace hurricane 216
326	326	shutters, impact glass, code -compliant windows or doors, or 217
327	327	other types of code-compliant hurricane protection, the a unit 218
328	328	owner of a unit where who has previously installed hurricane 219
329	329	shutters in accordance with s. 718.113(5) that comply with the 220
330	330	current applicable building code shall receive a credit when the 221
331	331	shutters are installed; a unit owner who has previously 222
332	332	installed impact glass or code -compliant windows or doors that 223
333	333	comply with the current applicable building code shall receive a 224
334	334	credit when the impact glass or code -compliant windows or doors 225
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343	343	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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347	347	are installed; and a unit owner who has installed other types of 226
348	348	code-compliant hurricane protection that complies comply with 227
349	349	the current applicable building code has been installed is 228
350	350	excused from any assessment levied by the association or shall 229
351	351	receive a credit if when the same type of other code-compliant 230
352	352	hurricane protection is installed by the association, and the 231
353	353	credit shall be equal to the pro rata portion of the assessed 232
354	354	installation cost assigned to each unit . A credit is applicable 233
355	355	if the installation of hurricane protection is for all other 234
356	356	units that do not have hurricane protection and the cost of such 235
357	357	installation is funded by the association's budget, including 236
358	358	the use of reserve funds. The credit must be equal to the amount 237
359	359	that the unit owner would have been assessed to install the 238
360	360	hurricane protection. However, such unit owner remains 239
361	361	responsible for the pro rata share of expenses for hurricane 240
362	362	shutters, impact glass, code -compliant windows or doors, or 241
363	363	other types of code-compliant hurricane protection installed on 242
364	364	common elements and association property by the board pursuant 243
365	365	to s. 718.113(5) and remains responsible for a pro rata share of 244
366	366	the expense of the replacement, operation, repair, and 245
367	367	maintenance of such shutters, impact glass, code-compliant 246
368	368	windows or doors, or other types of code -compliant hurricane 247
369	369	protection. Expenses for the installation, replacement, 248
370	370	operation, repair, or maintenance of hurricane protection on 249
371	371	common elements and association property are common e xpenses. 250
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380	380	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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384	384	Section 5. This act shall take effect July 1, 2023. 251