Bradenton, FL

Bradenton's Code of Ordinances Chapter 50 (Motor Vehicles and Traffic) and Part III (Land Use Regulations) regulate residential driveway and front-yard parking. Vehicles in residential zones must be parked on an approved driveway or paved parking surface. Recreational vehicles, boats and trailers may not be parked in the front yard except temporarily for loading, unloading and cleaning. Vacation rental vehicles must use the driveway only.

The Manatee County Board regulates parking and reserved/tow-away zones on county-owned property by resolution and posted signs; unauthorized vehicles in a marked reserved or tow-away space may be ticketed and towed (Code 2-22-26).

On residential lots in unincorporated Manatee County, a resident's commercial vehicle can't exceed 15,000 lbs gross vehicle weight or 9 feet in height, and larger restricted vehicles must be screened or off-street (Code 2-9-108).

In unincorporated Manatee County, RVs and boats ("restricted vehicles") may be stored in a garage/carport or in the side or rear yard of an occupied single-family or duplex lot, not extending more than five feet past the front of the home.

No one may park a motor vehicle on a Manatee County road or county-controlled parking area for more than 48 continuous hours, and never in restricted areas or fire lanes (Code 2-22-22).

Manatee County has no blanket overnight-parking ban, but a vehicle can't sit on a county road or county lot for more than 48 continuous hours, so overnight parking is legal only if the car moves within that window (Code 2-22-22).

Up to two commercial vehicles may be parked on a residential lot in unincorporated Manatee County if used by residents, kept off-street in a garage/carport/driveway, and neither exceeds 15,000 lbs GVW or 9 feet in height (Code 2-9-108(a)).

Manatee County treats inoperable vehicles as a nuisance per se. No inoperable vehicle may be parked or stored on any property in major disassembly or disrepair unless it's inside a fully enclosed garage or building (Code 2-9-108(c)).

Manatee County does not let residents paint their own curbs; curb and pavement markings that restrict parking are official traffic-control devices installed by the county to FDOT standards, and painting or altering them is unauthorized (Code 2-22).

Manatee County does not regulate residential EV charging stations. Florida law preempts local governments from regulating EV charging infrastructure, so no county permit or ordinance controls a home charger beyond standard electrical permits.

Construction and construction-equipment noise is exempt only between 7:00 a.m. and 8:00 p.m. in unincorporated Manatee County. Work needing an earlier start (e.g., concrete pours) requires a prior written waiver approved by the department director.

In unincorporated Manatee County, amplified sound from a vehicle's radio or stereo that is 'plainly audible' at 50 feet is a violation. Ordinary motor-vehicle engine noise on public roads is exempt if it complies with Florida traffic law.

Outdoor music at a home, patio or venue in unincorporated Manatee County must meet the same § 2-21-34 decibel limits — 60 dBA daytime, 55 dBA after 11 p.m. — measured at the neighbor's property, and can be cited as a noise disturbance without a meter.

In unincorporated Manatee County, sound must not exceed 55 dBA / 60 dBC at night (11:00 p.m.–7:00 a.m.) or 60 dBA / 65 dBC daytime. Fridays, Saturdays and pre-holidays extend daytime to midnight. Cities set their own rules.

Amplified music in unincorporated Manatee County must stay under the § 2-21-34 decibel limits (60 dBA daytime, 55 dBA after 11 p.m.) at the receiving property, and can also be cited as a 'noise disturbance' by ear regardless of the meter reading.

Manatee County sets numeric limits: 60 dBA / 65 dBC daytime, 55 dBA / 60 dBC overnight, and 72 dBA / 77 dBC for residential land next to commercial use. Levels are measured as a 30-second average (Leq) at the receiving property.

Manufacturing in properly zoned Manatee County areas is exempt from the noise ordinance as long as it does not create a noise disturbance on land not zoned for such activity. Mining-operation noise is regulated separately under Chapter 2-20.

Manatee County's noise ordinance has no dog-specific decibel rule, but a persistently barking dog can be a 'noise disturbance' under § 2-21-34(1) if it disturbs a reasonable person. Animal-nuisance complaints are also handled through the county's animal welfare code.

Leaf blowers, lawn mowers and domestic power tools are exempt from Manatee County's noise limits only between 7:00 a.m. and 10:00 p.m. Outside that window they lose the exemption and fall under the general noise-disturbance and decibel limits.

Aircraft operating under federal law and FAA air-traffic-control rules are exempt from Manatee County's noise ordinance. Aircraft noise is federally preempted, so the county does not set its own aircraft decibel limits; complaints go to the FAA or the airport.

Unincorporated Manatee County has no adopted STR occupancy cap yet. Florida FS 509.032(7)(a) does permit counties to set an occupancy limit based on square footage or bedrooms. A proposed 2026 county ordinance would cap overnight guests at 12 per property.

STR guests must follow Manatee County's general noise ordinance — Florida allows this because noise rules apply to all properties. There is no STR-specific noise ordinance yet, though a proposed 2026 draft would require a 24/7 responsible party to respond on-site within one hour of a complaint.

No. Manatee County does not require the host to be on-site during a short-term rental. Florida preemption (FS 509.032(7)(b)) means the county cannot force host presence. A proposed ordinance would only require a reachable 24/7 responsible party, not physical presence.

Manatee County charges a 6% Tourist Development Tax on rentals of six months or less (raised from 5% effective Jan 1, 2025), remitted to the county Tax Collector, plus 7% state sales/use tax — about 13% total. Authorized by FS 125.0104.

Unincorporated Manatee County has no STR-specific parking ordinance yet. A proposed 2026 ordinance would prohibit guest street parking and require one off-street space per four guests, limited to the driveway and garage. Until adopted, general county parking rules apply.

No county STR operating permit currently exists in unincorporated Manatee County. Florida preempts vacation-rental licensing to the state: a Florida DBPR public-lodging license is required, and hosts collect tourist tax. A county registration ordinance is proposed but not yet adopted.

Unincorporated Manatee County has no adopted STR registration ordinance as of mid-2026. A draft ordinance (proposed June 2026) would require registration with a $250 initial fee and $150 annual renewal, but it was not adopted before the county's summer recess.

No. Manatee County does not require a short-term rental to be your primary residence, and Florida law forbids local governments from banning non-owner-occupied vacation rentals. Whole-home, investor-owned rentals are permitted under FS 509.032(7)(b).

Manatee County cannot set minimum-night or maximum-night limits on vacation rentals. Florida FS 509.032(7)(b) expressly bars local governments from regulating the duration or frequency of vacation rentals, so nightly and short-stay rentals are permitted.

Manatee County imposes no short-term-rental insurance mandate. Florida law and the state DBPR vacation-rental license do not require a specific liability policy either. Insurance is strongly advised and often required by platforms or HOAs, but it is not a county rule.

Manatee County has no fixed defensible-space clearance ordinance like fire-prone Western states. Clearing brush by burning requires Florida Forest Service authorization for larger piles; the FFS recommends clearing bare soil around any burn and keeping setbacks from structures and roads.

A small recreational outdoor fire (fire pit) is allowed anytime provided it is monitored, a means of extinguishment is nearby, and only approved materials are burned. Gas-fueled fire pits stay legal even during a burn ban if attended by an adult.

Small recreational fires, food-cooking campfires, and BBQ grills are allowed without a permit if monitored and burning only approved materials. Larger yard-trash, land-clearing, or agricultural piles require authorization from the Florida Forest Service before ignition.

Manatee County has no separate propane-storage ordinance. Residential propane (LP-gas) cylinders and tanks are governed statewide by the Florida Fire Prevention Code, which adopts NFPA 1 and NFPA 58 (Liquefied Petroleum Gas Code), setting clearances and installation standards.

Manatee County does not designate mapped wildfire hazard zones or a wildland-urban-interface code the way Western states do. Wildfire risk is managed through Florida Forest Service burn authorizations and seasonal, drought-triggered countywide burn bans during dry conditions.

Under Florida law, consumer fireworks are legal to use on three days only: New Year's Day (Jan 1), Independence Day (July 4), and New Year's Eve (Dec 31). On other days only sparklers are permitted. Manatee County cannot ban fireworks on those three holidays.

Small backyard recreational fires and campfires for cooking are allowed anytime without a permit if monitored, with extinguishment nearby and only approved materials burned. During a county burn ban, wood fires are prohibited but gas devices remain allowed if attended.

Smoke-alarm requirements come from Florida law, not a special county rule. New and replacement battery-powered smoke alarms in one- and two-family homes must use a 10-year nonremovable, nonreplaceable sealed battery, per FS 553.883 and the Florida Building/Fire Codes.

Common residential materials, wood, plastic composition, aluminum, wrought iron, and chain link, are permitted. These are the only materials the LDC lets cross drainage or utility easements (with a hold-harmless agreement).

Most fences in unincorporated Manatee County require a building permit, but fences for agricultural uses on agriculturally zoned property are exempt from permitting while still meeting all other fence standards.

Manatee County's LDC governs fence height and placement, but it does not assign fence ownership or cost-sharing between neighbors. No fence may sit in a right-of-way or easement, and easement-crossing fences need a hold-harmless agreement.

Retaining walls are structures subject to the Florida Building Code and Manatee County permitting; like fences and walls, they may not sit in a right-of-way, easement, or visibility triangle, and berm-and-wall combinations are height-limited within required yards.

In unincorporated Manatee County, fences within a required front yard max out at 48 inches (4 feet); fences in all other yards may reach 8 feet, or 9 feet where a non-residential district abuts a residential one.

Manatee County bars broken glass, spikes, and similar materials on fences. Barbed wire is limited to A and A-1 districts (or any agricultural-use fence), and electrified fences are allowed only as an accessory to an agricultural use.

Fences in unincorporated Manatee County must stay out of rights-of-way, easements, and visibility triangles, meet the location-based height limits, and (except agricultural fences) generally require a building permit.

Florida Statutes Chapter 515 establishes minimum statewide pool barrier requirements applying to every residential swimming pool, spa, or hot tub. New pools must meet at least one safety feature requirement before receiving a certificate of completion, regardless of city or county location.

Livestock (horses, cattle, goats, sheep, swine) is allowed on land zoned for agriculture, not on standard residential lots. Bona fide farm operations on agricultural land are protected from most local rules by Florida's Right to Farm Act (FS 823.14).

Manatee County does not license exotic pets; captive wildlife is regulated by the state. The Florida Fish and Wildlife Conservation Commission (FWC) requires permits under FS 379 and FAC 68A-6 for exotic and Class I-III wildlife.

In unincorporated Manatee County, no dog or cat may be at large on public property, streets, sidewalks, or another's property. Owners must keep direct control of the animal at all times (Sec. 2-4-12).

Beekeeping in Florida is governed by the state, not by Manatee County. The FDACS registers all colonies and sets rules under FS Chapter 586; Florida's Right to Farm Act (FS 823.14) preempts local bans on registered beekeeping.

Florida law prohibits intentionally feeding or leaving food that attracts bears, alligators, foxes, raccoons, and sandhill cranes. FWC rule FAC 68A-4.001 and FS 379.412 make it a violation; the county defers to state wildlife rules.

Residential lots in unincorporated Manatee County may keep up to four chickens; roosters are prohibited. Coops must sit at least 10 ft from adjacent property lines and 25 ft from any neighboring dwelling (Sec. 2-4-24).

Manatee County has no breed-specific ban. Dangerous dogs are regulated by conduct under Florida Chapter 767, adopted into county code (Sec. 2-4-10). Florida law (FS 767.14) bars counties from banning dogs by breed.

Manatee County sets no fixed cap on the number of dogs or cats a household may own. Six or more adult animals kept for business becomes a boarding facility, and any animals kept must be humanely treated and not create a nuisance (Ch. 2-4).

Cats must be vaccinated for rabies and kept under direct control. A cat outdoors and not under direct control must be sterilized. Registered community (feral) cats are managed through a trap-neuter-return program (Sec. 2-4-11, 2-4-12).

Manatee County addresses hoarding through its humane-care and cruelty provisions (Sec. 2-4-8, 2-4-9) and Florida Statute 828. Officers may impound neglected animals and issue citations up to $500, with state criminal charges for cruelty.

Weeds, grass, and undergrowth over 16 inches are a nuisance in unincorporated Manatee County under the Community Improvement / abandoned property provisions. Owners must keep lots mowed and cleared; the county can abate and lien uncured overgrowth.

Backyard composting is allowed and encouraged in Manatee County for residents' own yard and food waste. No county permit is needed. Piles must be maintained so they don't become a nuisance — no odor, vermin, or overflow beyond the property.

Manatee County follows Southwest Florida Water Management District (SWFWMD) restrictions. Under the current Modified Phase III shortage, lawn watering is limited to once per week by address last digit, only 12:01–4 a.m. or 8–11:59 p.m.

Manatee County has no countywide ban on residential artificial turf; the Land Development Code governs landscaping in development. Synthetic turf typically cannot count toward required LDC landscape/open-space area, and HOA and drainage rules may apply.

In unincorporated Manatee County, grass and vegetation must be kept under 16 inches tall. Overgrowth beyond that is a code violation enforced by the Code Enforcement Division, which patrols proactively and acts on complaints.

Routine pruning of trees on your own residential yard needs no county permit. But required landscape or street trees, and trees in Greenbelt Buffers or Conservation Areas, are protected — over-pruning that destroys them can trigger replacement under the Land Development Code.

Under Florida Statute 163.045, Manatee County cannot require a permit or fee to remove a dangerous tree from your residential property if an ISA-certified arborist or licensed landscape architect documents the risk. No mitigation or replanting can be forced.

Rain barrels and cisterns for landscape irrigation are legal and encouraged in Manatee County; SWFWMD and county utilities promote them for conservation. No county permit is needed for typical residential rain barrels; large cisterns follow the Florida Building Code and plumbing rules.

Manatee County's Land Development Code (Chapter 7) requires native and drought-tolerant plantings in development landscaping. Florida law (FS 373.185) also protects a homeowner's right to Florida-Friendly Landscaping — HOAs cannot ban it outright.

A pool barrier used to satisfy Florida's Residential Swimming Pool Safety Act must be at least 4 feet high on the outside, have no gaps a child could crawl under or climb over, and be set back far enough from the water to prevent immediate falling in.

Yes. Building a residential swimming pool in unincorporated Manatee County requires a building permit through the county's Building & Development Services. The pool must pass final inspection and meet a Florida Building Code and FS 515 barrier safety feature before a certificate of completion is issued.

Florida's Residential Swimming Pool Safety Act requires every new residential pool in Manatee County to have at least one approved drowning-prevention feature: a 4-foot barrier, an approved safety cover, exit alarms on doors and windows, self-latching door locks, or a pool alarm.

Above-ground pools count as swimming pools under Florida law once they hold water more than 24 inches deep, so they need a permit and must meet the same Residential Swimming Pool Safety Act barrier or safety-feature requirements as in-ground pools.

Florida law treats hot tubs and nonportable spas as swimming pools when they hold water over 24 inches deep, so they generally require a permit and a safety feature. A lockable, rigid safety cover meeting the code can substitute for a full barrier.

Florida's cottage food law lets you sell certain non-hazardous homemade foods, like baked goods and jams, directly to consumers with no state license or inspection, as long as annual sales stay at or under $250,000. Manatee County cannot require its own permit for this.

Unincorporated Manatee County allows low-impact home occupations in residential zones without special approval, as long as the business stays incidental to the home, uses no more than 25% of the dwelling or 200 square feet, and does not change the residential appearance of the property.

Home occupations that operate without special approval in unincorporated Manatee County may not display any sign advertising the business. Keeping the property looking residential, with no visible business signage, is a core condition of the by-right home-occupation allowance.

Most low-impact home businesses in unincorporated Manatee County need no special land-use approval, but higher-impact uses such as a barber/beauty shop, music or dance instruction, or small group instruction require a special permit. A county business tax receipt is also generally required.

Small home child care in Florida is regulated by the state Department of Children and Families, not by Manatee County. A family day care home cares for a limited number of children and must register annually with DCF unless a local ordinance requires full licensing.

Manatee County has no separate garage-conversion permit. Converting a garage into living space is treated as creating an accessory dwelling unit under the Land Development Code and must meet ADU standards plus the Florida Building Code. A converted unit needs proper egress, ceiling height, and permits.

Manatee County has no separate tiny-home ordinance. A tiny house on a permanent foundation is a small single-family dwelling and must meet the Florida Building Code and the zoning district's minimum floor-area and setback rules. A tiny house on wheels (RV) may only be lived in where RV/mobile-home use is

In unincorporated Manatee County, garages and carports (attached and detached) are allowed accessory uses under the Land Development Code. They must meet the zoning district's setback, height, and lot-coverage standards and require a building permit. Coastal and flood-zone lots have added construction requirements.

In unincorporated Manatee County, a detached accessory dwelling unit may be placed under the Land Development Code. It must be a single story with a maximum height of twelve feet (no lofts) unless it instead meets the principal dwelling's zoning-district setback and height standards.

In unincorporated Manatee County, sheds accessory to a home may total up to 400 square feet of aggregate floor area. A shed 120 square feet or less and up to 8 feet tall (measured grade to roof ridge) is exempt from the required rear and side setbacks, except within drainage

A wood, charcoal, or pellet smoker used to cook food is treated like a barbecue grill: allowed without a permit if used solely for food preparation with a grate over the fire and only approved fuel. Attended gas/charcoal cookers stay allowed even during a burn ban.

Barbecue grills are allowed without a permit if used only for cooking food, with a grate over the fire and only approved materials burned. Propane and gas grills stay legal even during a countywide burn ban, provided a responsible adult attends them at all times.

Setbacks vary by zoning district. In the common RSF-3 single-family district, the minimums are roughly 25 ft front, 10 ft side, and 25 ft rear; waterfront lots add a 30-ft waterfront setback. Front-loaded garages need an extra 5 feet in front.

In the agricultural and standard residential zoning districts (A, A-1, RSF-1 through RSF-6, and the duplex/multi-family districts), the maximum building height is 35 feet, with limited exclusions for chimneys, cupolas, and similar roof features.

Manatee County does not set a single flat 'lot coverage' percentage for standard single-family districts. Building intensity is controlled through minimum lot size, required setbacks, and height limits; impervious surface is limited through stormwater and drainage rules.

Manatee County provides once-per-week collection of garbage, yard waste, and recycling, all on the same day for each address. Collection in the unincorporated county is mandatory: all residential solid waste must be collected and removed by an authorized collector under Chapter 2-16.

Manatee County collects large or special-waste items by appointment only. Residents call the Solid Waste Division to schedule; the county sets a date within one week, and a special-waste collection fee applies. Yard-waste bundles over 40 pounds are handled as extraordinary service.

Dumping or littering solid waste on streets, right-of-way, waterways, or public places in Manatee County is prohibited under Chapter 2-16. Florida's litter law (FS 403.413) adds statewide penalties: a $150 civil fine for small amounts and a third-degree felony for commercial-quantity dumping.

Manatee County provides weekly single-stream recycling in county-issued carts, collected the same day as trash. Recyclables must be placed in county-approved containers with lids closed, within three feet of the curb, and never commingled with solid waste or yard waste.

Manatee County residents must set carts within three feet of the curb in front of the residence, spaced three feet apart, never in the street, on the public way, or on a sidewalk. Set out after sunset the prior day (by 6:00 a.m.) and remove by sunset on collection day.

A Tree Removal Permit from the Planning Department Director is required to remove, relocate, or destroy protected trees — common areas, required landscape/street trees, commercial and conservation areas. Private back/side-yard trees are exempt. Approved removals require one-to-one replacement.

Section 163.045 expressly applies regardless of any local heritage, specimen, or champion tree designation, preempting protective ordinances when an arborist documents danger.

Florida law prohibits local governments from requiring replacement plantings or mitigation when a residential tree is removed under documented danger conditions.

In unincorporated Manatee County, outdoor storage of junk, debris, and materials is restricted. Such items must be kept in the rear yard, fully screened from view on all four sides, and cannot exceed 200 square feet. Enforced by the county Code Enforcement Division under Chapter 2-9.

Manatee County requires household trash to be stored in proper covered containers on the property. Carts are set out only for collection and must be removed from the curb by sunset on collection day. Storage otherwise must not create a nuisance or outdoor-storage violation.

Manatee County requires vacant lots to be kept mowed under the 16-inch overgrowth standard, and real property in foreclosure must be registered with Code Enforcement (Sec. 2-9-35). Registration ensures a responsible party maintains the property and prevents blight in the unincorporated county.

In unincorporated Manatee County, grass and weeds must be kept under 16 inches tall. Overgrown vegetation is a code violation enforced by the Code Enforcement Division under Chapter 2-9. Incorporated cities set their own, often lower, height limits.

Manatee County allows garage sales as an accessory residential use. Each sale is limited to three consecutive days, one sale is allowed every three months, and a maximum of four sales are permitted per year. Set by the Land Development Code, no separate permit is required.

On Manatee County's Gulf beaches, including Anna Maria Island, lighting that shines onto the beach must be shielded or turned off between sunset and sunrise from May 1 to October 31 to protect nesting sea turtles. Beach chairs, umbrellas, and cabanas must also be removed nightly during nesting season.

In unincorporated Manatee County, outdoor lighting fixtures must have full oblique shielding so a property's lights do not directly illuminate a neighbor. Total spillover onto another property with a lighting-protected area may not exceed 0.2 foot-candles (1.5 foot-candles onto street rights-of-way).

In unincorporated Manatee County, garage sale signs are among the sign types allowed without a sign permit under the Land Development Code. Garage sales themselves are limited to one sale of up to three consecutive days, no more than four sales per calendar year, one every three months.

In unincorporated Manatee County, political signs may be up to 6 square feet in residential districts (32 square feet elsewhere) and up to 10 feet tall. In non-residential districts they must sit 5 feet from the property line. Signs must be removed within 30 days after the election.

Manatee County parks are generally open sunrise to sunset unless otherwise posted or allowed by special permit. Beaches such as Manatee Public Beach are open sunrise to 10 p.m. Rules are enforced under Manatee County Code Chapter 2-24, and staff may expel violators.

Florida Statutes 877.20 through 877.25, the Juvenile Curfew Act, set a uniform statewide framework allowing counties to impose curfews on minors under 16 with specific hours, exceptions, and parental liability provisions that apply identically across adopting jurisdictions.

Florida preempts local regulation of medical marijuana dispensaries: cities must either treat them like pharmacies or ban them outright.

Florida prohibits home cultivation of cannabis for both recreational and medical use; only state-licensed Medical Marijuana Treatment Centers may grow cannabis.

Commercial drone operations in Florida are regulated by federal FAA Part 107 and state law; local governments cannot impose additional commercial operation restrictions.

Florida expressly preempts local regulation of drones, reserving authority to the state and federal government, with limited surveillance and trespass exceptions.

Florida Statute 218.077 prohibits local governments from establishing a minimum wage other than the state or federal rate, preempting city and county living-wage ordinances except for direct local government employees.

Florida Statute 218.077 and 448.110 framework, combined with FS 125.01045 and 166.04151 limits, preempt local mandates requiring private employers to provide paid sick leave or other employment benefits beyond state law.

Florida Statute 509.032(7) and broader employment preemption framework prevent local governments from requiring private employers to follow predictive or fair-scheduling rules beyond state and federal law.

Florida regulates construction seaward of the Coastal Construction Control Line through state permits, with uniform standards administered by the Department of Environmental Protection.

Florida adopts a single statewide building code that incorporates flood-resistant construction standards from FEMA and ASCE, applying uniformly to all jurisdictions.

Florida allows permitless concealed carry of firearms by law-abiding adults under FS 790.01 and continues to issue concealed weapon licenses through FS 790.06, with both regimes preempting local concealed-carry restrictions.

Florida Statute 790.33 expressly preempts the entire field of firearm and ammunition regulation to the state, voiding all local ordinances and imposing personal civil penalties on local officials who knowingly enact or enforce conflicting rules.

Florida's open carry ban (FS 790.053) was struck down by the First District Court of Appeal in McDaniels v. State on September 10, 2025. The Florida Attorney General issued guidance on September 15, 2025 instructing law enforcement that the ban is no longer enforceable. Eligible adults may now openly carry firearms statewide.

Florida Statute 790.25(5) allows any law-abiding person 18 or older to possess a concealed firearm in a private vehicle for self-defense, provided the firearm is securely encased or not readily accessible for immediate use, regardless of any concealed-carry license.

Since 2020, Florida statute 509.102 preempts municipal and county licensing, registration, and permitting of mobile food dispensing vehicles. Operators need only state DBPR licenses to operate statewide.

Under Fla. Stat. § 720.3085, unpaid assessments become a lien on a parcel, and the homeowners' association may foreclose like a mortgage. Before recording the lien the association must send a 45-day written notice by certified and first-class mail, and a second 45-day notice is required before foreclosure can begin.

Under Fla. Stat. § 720.303(2), Florida HOA board meetings must be open to members with notice posted at least 48 hours ahead. Section 720.306 governs member meetings and elections, § 720.303(4)-(5) gives members the right to inspect official records within 10 business days, and HB 1203 added website transparency rules for larger associations.

Under Fla. Stat. §§ 720.303 and 720.3035, a Florida HOA enforces its recorded covenants and architectural standards, but only where authority is stated or reasonably inferred in the governing documents, and standards must be applied reasonably and equitably to all owners. HB 1203 added new limits and written-denial transparency rules effective July 1, 2024.

Under Fla. Stat. § 720.305, a Florida HOA may fine up to $100 per violation and $1,000 in the aggregate unless the governing documents allow more. The association must give at least 14 days' written notice and a hearing before a committee of at least three members, who must approve the fine by majority vote.

Florida law overrides HOA covenants on several fronts: Fla. Stat. § 163.04 voids any deed restriction prohibiting solar collectors, § 720.304(2) protects display of the U.S. flag, and HB 1203 protects vegetable gardens and other items not visible from the frontage. Section 604.71 separately bars cities and counties from regulating residential vegetable gardens.

Florida Statute 448.095 requires every private employer with 25 or more employees to use the federal E-Verify system to confirm work authorization for new hires beginning July 1, 2023, with public agencies and contractors subject to broader requirements.

Senate Bill 168 (2019), codified at FS 908.103 and 908.104, prohibits sanctuary policies in Florida and requires every state and local law enforcement agency to use best efforts to support federal immigration enforcement and honor ICE detainer requests.

Fla. Stat. § 83.56 requires a 3-day notice to pay rent or vacate for nonpayment, excluding Saturdays, Sundays, and legal holidays from the count. For lease violations, the landlord serves a 7-day notice to cure (or a 7-day unconditional notice for repeat or non-curable violations). Only a court may order eviction through Florida's summary procedure.

Fla. Stat. § 83.51 requires landlords to comply with applicable building, housing, and health codes or keep the structure, plumbing, and (for most multi-unit buildings) heat, running water, hot water, and pest control in working order. Tenants enforce these duties through the § 83.56 seven-day written notice to cure before withholding rent or terminating.

Florida's Residential Landlord and Tenant Act, Chapter 83 Part II, exclusively defines lawful eviction grounds and procedures statewide, preempting cities from adding just-cause requirements that restrict when a landlord may terminate a tenancy.

Under Fla. Stat. § 83.53, a Florida landlord must give at least 24 hours' notice to enter for repairs and may enter only at reasonable times, defined as between 7:30 a.m. and 8:00 p.m. No notice is required in an emergency or to preserve the premises, and access may not be used to harass the tenant.

Florida's Residential Landlord and Tenant Act (Ch. 83, Part II) has no late-fee statute and no cap on late-rent charges. Late fees are governed entirely by the written lease; if the lease is silent, the landlord cannot charge one. Courts will not enforce fees that are punitive rather than a reasonable estimate of damages.

For a month-to-month tenancy, Fla. Stat. § 83.57 now requires at least 30 days' written notice (raised from 15 days by 2023's SB 102). Breaking a fixed-term lease triggers landlord remedies under § 83.595, including a pre-agreed early-termination fee capped at two months' rent. Servicemembers may terminate early under § 83.682.

Florida effectively bans local rent control. State law bars any city or county from imposing controls on rents, and the 2023 Live Local Act removed the old narrow exception that had allowed a one-year emergency referendum riddled with exemptions. There is no statewide rent cap, so landlords set increases freely by lease terms.

Florida has no rent control and no statute that sets a maximum rent increase or a dedicated advance-notice period for raising rent. On a month-to-month tenancy, a new rent takes effect only through the termination/change notice in Fla. Stat. § 83.57, which 2023's SB 102 (ch. 2023-314) lengthened from 15 to 30 days.

Florida Statute 509.032(7) preempts local regulation of vacation rental duration and frequency, and FS 166.0445 (2023) prohibits cities from imposing inspection-based rental registration programs unless tied to specific code complaints.

Florida places no dollar limit on residential security deposits, but it enforces tight deadlines. If the landlord makes no claim, the deposit must be returned within 15 days of move-out. If the landlord intends to keep any part, written certified-mail notice is due within 30 days, and the tenant then has 15 days to object.

Adverse possession in Florida requires 7 years of actual, continued, exclusive possession plus paying all taxes within a year and filing a return with the property appraiser (Fla. Stat. § 95.18). Separately, the 2024 anti-squatter law HB 621 (Fla. Stat. § 82.036) lets owners have a sheriff remove unauthorized occupants within hours, without a lawsuit.

Florida Statutes 823.14 and 163.3162 restrict local governments from adopting zoning rules that inhibit established farms on agriculturally classified land, preserving agricultural uses against incompatible local regulation.

Florida Statute 823.14, the Florida Right to Farm Act, protects established bona fide farm operations from nuisance suits and local ordinances that would inhibit standard agricultural practices conducted in good faith.

Florida Statute 403.7033 preempts the regulation of disposable plastic bags by local governments, prohibiting cities and counties from enacting bans or fees on retailers pending a legislative review that has not occurred.

Florida Statute 500.90 preempts the regulation of polystyrene products by local governments, blocking cities and counties from banning expanded polystyrene foam food containers, cups, and similar items.

Florida Statute 403.7033 and related law impose a moratorium on enforcement of municipal plastic straw bans, requiring DEP study before any local prohibition can take effect, effectively preempting current ordinances.

Florida law renders unenforceable any HOA covenant or rule prohibiting solar collectors. HOAs may dictate where on a roof panels go only if the alternate location does not impair system performance.

Florida statute 163.04 prohibits any ordinance, deed restriction, or covenant from preventing installation of solar collectors. Local building permits are required but cannot effectively ban rooftop solar.

Florida Statute 569.101 prohibits the sale or delivery of tobacco and nicotine products to persons under 21, aligning with federal law and applying uniformly statewide with local preemption under FS 386.2125.

Florida Statute 386.2125 preempts local regulation of nicotine products and dispensing devices, blocking cities and counties from banning flavored e-cigarettes, menthol, or other flavored tobacco at the retail level.

Florida Statute 386.2125 expressly preempts the regulation of nicotine products, nicotine dispensing devices, and vape retailing to the state, voiding most municipal ordinances on electronic cigarettes and vape shops.