Showing ordinances that apply to Shady Hills, FL
Shady Hills is an unincorporated community (population 11,690) in Pasco County, Florida. Because Shady Hills is not an incorporated city, it does not have its own municipal code. Instead, Pasco County ordinances apply directly to properties here. The hoa restrictions rules below are the ones that govern your area.
Florida Statute §163.04 preempts HOA solar bans. Pasco HOAs and deed restrictions cannot prohibit rooftop solar panels or impose conditions that significantly increase cost or reduce efficiency. Reasonable placement rules allowed — HOA may specify roof face if solar access is preserved.
Florida Statute §163.04 (the Solar Rights Act) strongly preempts HOA, condominium, and deed-restriction bans on solar collectors, clotheslines, and other renewable-resource devices. The statute voids any deed restriction, covenant, or similar binding agreement that prohibits or has the effect of prohibiting solar collector installation on a building within the boundaries of a lot or parcel. HOAs retain narrow authority to determine the specific location of installation if the determination does not impair effective operation — meaning they cannot force panels onto a shaded roof face just for aesthetics. F.S. §718.113(6) applies similar protections to condominium associations. Architectural review committees must process solar applications reasonably; F.S. §720.3035 governs covenant-based aesthetic review. Pasco Dispute Resolution through F.S. §720.311 or civil litigation is the enforcement path if an HOA improperly blocks solar. A homeowner prevailing in a §163.04 action may recover attorney fees under F.S. §720.305. Battery energy storage (Powerwall, Enphase IQ) falls under the same preemption but is newer legal territory.
HOA fines for reasonable aesthetic non-compliance: collectible per CC&Rs. HOA blocking installation in violation of F.S. §163.04: unenforceable, homeowner may sue for injunction and recover attorney fees under F.S. §720.305. Retaliatory enforcement after solar install: additional F.S. §720.3035 exposure.
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