Florida’s community associations have spent the past several years navigating an unprecedented wave of regulatory change. Since the Surfside tragedy in 2021, lawmakers have steadily expanded oversight of condominiums, cooperatives, and homeowners’ associations, reshaping how boards govern, how reserves are funded, and how buildings are inspected and maintained.

In the 2026 legislative session, Florida Senate Bill 822 (SB 822) represents the next phase of that transformation. Unlike prior reforms that focused primarily on building safety and financial transparency, SB 822 targets the very structure of association governance by proposing mandatory professional management for larger communities.

For board members, volunteer directors, managers, and engaged homeowners—this bill is not theoretical. It has direct consequences for how associations operate, how much they spend, and how much personal responsibility board members carry.

What SB 822 Would Change

At its core, SB 822 establishes a single statewide rule: any condominium, cooperative, or homeowners’ association with total annual revenues of $500,000 or more would no longer be permitted to self-manage. These communities would be required to contract with a licensed Community Association Management firm.

This provision alone represents a fundamental shift. For decades, Florida law has allowed associations to choose between professional management and self-management based on size, complexity, and owner preference. SB 822 would replace that discretion with a mandatory standard tied solely to revenue.

The bill also assigns new legal duties to volunteer board members. Before signing any management contract, directors, officers, and board members would be personally responsible for verifying that the manager or management firm holds all required state licenses. This elevates the fiduciary and compliance burden placed on volunteers and increases the legal exposure associated with board service.

Finally, SB 822 amends the condominium, cooperative, and HOA statutes to impose identical management requirements across all three association types. Communities that have historically operated under different regulatory cultures would now be subject to the same governance model.

To clarify, is SB 822 actually about HOAs or COAs?

SB 822 is written to amend three separate chapters of Florida law:

• Chapter 718 – Condominiums (COAs)

• Chapter 719 – Cooperatives

• Chapter 720 – Homeowners’ Associations (HOAs)

So legally, it applies to all three types of community associations.

Where the Bill Stands

SB 822 was introduced in December 2025 and is currently moving through the Regulated Industries, Judiciary, and Rules Committees in the Florida Senate. If enacted, the law would take effect on January 1, 2027.

The bill is paired with a companion measure in the House, HB 465, sponsored by Representative Danny Nix. Associations signing long-term management contracts in 2026 should be aware that their governance options may be significantly constrained if the bill becomes law.

The Larger Legislative Context

SB 822 is best understood as part of a broader reform arc that has unfolded over multiple legislative sessions. As OutdoorLiving101.com has documented in prior analyses, Florida has enacted sweeping HOA and condominium legislation since 2022.

Earlier reforms focused on structural safety and financial stability. Milestone inspections for aging buildings are now mandatory. Structural reserve funding is no longer optional. Associations must fully fund reserves that were once routinely waived. Board education requirements, recordkeeping obligations, and owner access rights have all been expanded. State regulators now exercise far greater enforcement authority than at any point in Florida’s modern HOA history.

Within this evolving framework, SB 822 moves beyond safety and transparency and addresses governance itself. It reflects a legislative judgment that volunteer self-management, at least in larger communities, is no longer an acceptable risk model.

The Sponsor: Senator Joe Gruters

SB 822 is sponsored by Senator Joe Grueters, a lawmaker whose career reflects a consistent preference for uniform statewide standards and centralized enforcement. Gruters has represented Senate District 23 since 2018 and currently serves as Chairman of the Republican National Committee.

An accountant by training, Gruters has advanced legislation across a wide range of regulatory areas, including immigration enforcement, election law, utility infrastructure, and environmental compliance. In each arena, his approach has favored formalized rules, expanded oversight, and reduced local discretion.

SB 822 fits squarely within that legislative philosophy. Rather than relying on community judgment to determine when professional management is appropriate, the bill substitutes a mandatory rule tied to financial scale.

What This Means for Community Associations

If enacted, SB 822 would immediately alter the governance landscape for many Florida communities. Associations that have successfully self-managed for years would be required to retain professional management regardless of performance history or owner preference. Management fees would become a fixed operating cost. Boards would assume heightened personal responsibility for licensing compliance and contract oversight.

For some associations, this may provide consistency, reduce administrative risk, and professionalize complex operations. For others, it may impose costs and structures that owners deliberately chose to avoid.

More broadly, the bill reinforces a clear trend in Florida law: community associations are being treated less as volunteer neighborhood organizations and more as regulated entities requiring professional administration.

Looking Ahead

Whether SB 822 ultimately becomes law or not, it signals the direction of Florida’s HOA policy. The era of informal governance in larger associations is steadily closing. In its place is a system defined by mandatory standards, professional management, and expanded regulatory oversight.

For boards and owners, the central question is no longer whether regulation will increase, but how quickly and how far. SB 822 is not an isolated proposal. It is another marker in the ongoing transformation of community association governance in Florida.