Capitol Watch: Reining in HOAs and Arming the Congregation

TALLAHASSEE — Thursday marks the halfway point of the 2026 Florida Legislative Session, and there are still plenty of bad bills moving through the legislative pipeline, including efforts to further relax gun regulations in a state that has already enacted constitutional carry.

In the good news department, a Jacksonville lawmaker is trying to rein in the "forevor fees" large home builders are imposing via HOA fees, even when they don't turn over recreational assets and sometimes include a profit for the builder.

Ending Forevor Fees

Increasingly, Florida developers are choosing to retain ownership of recreational facilities rather than turn them over to a resident-controlled HOA, while still forcing their buyers into covenants that require monthly fees that include an incremental profit margin for the developer and can continue in perpetuity (read more here).

That seems to be illegal under the 2023 appellate court decision in Avatar v. Gundel.  Republican Senator Jennifer Bradley's SB 1498 would codify Avatar v. Gundel, preventing big builders from exploiting HOA laws to create a perpetual stream of profits at the expense of homebuyers. Go Senator Bradley!

Guns, Guns, and Guns

The Florida House of Representatives passed HB 133 in a 74-37 vote, approving a measure to lower the minimum age to purchase rifles and other long guns from 21 to 18.  This marks the fourth consecutive year the House has passed such a bill, largely along party lines. However, once again, no companion bill was filed in the Senate. The upper chamber does not seem to have as much of an appetite for expanding access to guns to teenagers, leaving gun reform advocates hopeful that the effort will once again die on the vine.

SB 52, which has passed three committees and is headed to the floor, would allow armed volunteers to provide security at churches, synagogues, mosques, and other houses of worship without a professional security license. The bill aims to address a perceived "gray area" in current law regarding licensing requirements for individuals acting as volunteer security.

While volunteers would have to hold a valid Florida concealed carry permit, pass a Level 2 background check, be unpaid for security duties, and operate under a sheriff-approved security plan, they would not have to obtain a security license.

Sen. Don Gaetz (R-Niceville), who filed the bill, says that while megachurches can afford private security, many smaller houses of worship rely on volunteers. Supporters argue the bill enhances safety and clarifies legal protections for congregations wanting armed security.