For years, Florida homeowners have voiced the same frustration: it is far easier for an HOA board to exercise power than for residents to hold that power accountable. Complaints about opaque governance, inaccessible records, escalating assessments, and boards insulated from meaningful challenge have become a constant refrain from the Panhandle to the Keys.

As the 2026 Florida Legislative Session approaches, lawmakers appear poised to finally confront those concerns head-on. At the center of that conversation is House Bill 657, a sweeping proposal that could mark the most significant overhaul of Florida’s homeowners association laws in decades.

A Long History of Frustration—and Incremental Reform

Florida’s HOA framework has expanded dramatically alongside the state’s growth. Today, millions of Floridians live in deed-restricted communities governed by associations that operate as quasi-governments—able to levy fines, impose liens, restrict property use, and control common assets.

Despite that authority, past legislative efforts have largely focused on incremental adjustments, not structural reform.

Recent examples include:

• Expanded record-access requirements, often criticized as toothless due to weak enforcement.

• Pre-suit mediation mandates, intended to reduce litigation but widely viewed by homeowners as expensive, slow, and biased toward associations.

• Criminal penalties for extreme misconduct, addressed egregious cases but did little for everyday governance disputes.

• Increased DBPR oversight, which many homeowners say amounted to little more than a complaint intake with no meaningful remedies.

By 2024 and 2025, lawmakers were hearing a consistent message: the system favors boards and management companies, not residents.

Enter HB 657: A Structural Shift in Power

Filed in December 2025 by Rep. Juan Carlos Porras (R–Miami-Dade), HB 657 represents a philosophical departure from past reforms. Rather than tweaking procedures, the bill directly challenges the assumption that HOAs should be difficult—or impossible—to dismantle or meaningfully challenge.

Porras describes HOAs as a “failed experiment,” arguing that they have evolved into unaccountable pseudo-governments with powers exceeding those of many municipalities.

At its core, HB 657 does three major things:

1. Replaces Mandatory Pre-Suit Mediation

One of the most controversial elements of current HOA law is the requirement that homeowners exhaust pre-suit mediation before pursuing legal action.

HB 657 would:

• Eliminate most pre-suit mediation requirements

• Create a Community Association Court Program, housed within Florida’s circuit courts

• Allow disputes to be heard by judges or state-approved arbitrators with expertise in HOA and condo law

Supporters argue this change would:

• Reduce costs for homeowners

• Speed up dispute resolution

• Provide real enforcement power rather than bureaucratic dead ends

Critics warn it could increase litigation—but proponents counter that access to court is meaningless if it is functionally blocked.

2. Imposes New Transparency and Governance Standards

HB 657 would require HOAs to:

• Standardize governing documents

• Update those documents annually in a publicly noticed meeting

• Include state-mandated language outlining homeowner rights

• Clearly define unlawful board actions, including misuse of association funds for political or termination campaigns

The intent is to eliminate the patchwork of outdated, conflicting, or inaccessible governing documents that often leave homeowners unsure of their rights—or unable to enforce them.

3. Creates Florida’s First Clear HOA Dissolution Process

The most headline-grabbing provision of HB 657 is its formal pathway to dissolve an HOA.

Under the bill:

• 20% of homeowners can petition to force a dissolution vote

• The board must hold a meeting within 60 days

• Two-thirds of voting members must approve termination

• If the vote fails, no new attempt may occur for 18 months

If dissolution passes:

• A court-approved termination plan must be created

• A termination trustee oversees debts, assets, and wind-down

• Shared assets (roads, ponds, pools) must be sold, transferred, or placed under a legally approved maintenance structure

This provision alone represents a seismic shift in Florida HOA law, where dissolution has historically been impractical, inconsistent, or outright impossible.

Supporters See Accountability—Opponents See Instability

Homeowners frustrated by rising costs and closed governance have welcomed the proposal.

In Orlando’s Island Club community, residents protesting costly roof assessments and the elimination of in-person meetings say HB 657 would finally make boards answerable to the people they govern.

“I think it would be awesome to have them accountable,” said one homeowner who has spent years fighting his HOA.

The real-estate industry, however, is more cautious.

Critics argue:

• A 20% petition threshold is too low

• Dissolution could destabilize neighborhoods

• Common amenities could fall into disrepair

• Property values could suffer without centralized management

One Republican lawmaker privately asked a question many are now grappling with:“If you dissolve the HOA, who pays for the roads and retention ponds?”

HB 657 attempts to answer that through judicial oversight and trustee-managed plans—but the real-world implications remain untested.

Why the 2026 Session Matters

Timing is everything.

The 2026 Legislative Session (January 13 – March 13) is shaping up to be one of the most politically consequential in years:

• It is Governor Ron DeSantis’ final regular session

• Legislative leaders may feel freer to challenge the executive

• Affordability issues—property taxes, insurance, housing costs—are dominating voter concerns

• HOA reform aligns neatly with broader themes of property rights and government accountability

At the same time, HB 657 has no Senate companion bill yet, a critical hurdle if it is to reach the governor’s desk.

Still, the proposal has already shifted the conversation. Even if HB 657 is amended, delayed, or partially adopted, it signals that the era of cosmetic HOA reform may be ending.

The Bottom Line

For decades, Florida’s HOA laws have been built around preserving associations at almost any cost. HB 657 challenges that foundation by asking a fundamental question:

What if homeowners—not boards—had the final say?

Whether the bill ultimately passes or not, the 2026 session is likely to mark a turning point. HOA governance, once a niche policy issue, is rapidly becoming a front-line debate over property rights, transparency, and local control in a fast-growing state.

For Florida homeowners, developers, boards, and investors alike, the message is clear: pay attention—because the rules of community living may soon change.