Affordable‑housing bills advance as advocates warn preemption could undercut local planning
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Summary
1000 Friends presenters reviewed multiple housing bills, including ADU streamlining (HB 313/SB 48) and broader measures that would limit local zoning discretion; presenters support housing supply increases but opposed provisions they say would preempt local planning and remove public hearings.
During a legislative update webinar, 1000 Friends of Florida presented a rundown of housing‑related measures filed in the 2026 session and urged advocates to watch preemption language closely.
Chadwick Leonard said two ADU bills — House Bill 313 and Senate Bill 48 — began as nearly identical proposals to streamline accessory dwelling units. "One of the big differences is the 30 day minimum of rental," he said, noting that the Senate version includes a 30‑day minimum lease requirement intended to discourage conversion of ADUs into short‑term vacation rentals while encouraging long‑term rental supply.
Panelists described a suite of other bills that, in their view, significantly curtail local land‑use authority: HB 1143 and SB 948 (expanding what qualifies as a starter‑home act), HB 1389 (requiring multifamily in commercial and transit‑accessible areas), and other bills that would impose statewide minimums on lot sizes, height, and parking. Presenters said they support measures that increase affordable housing supply but oppose broad preemptions that remove local review and public hearings.
"We are opposed to this bill due to the nature and the amount of the preemptions for local governments in the bill," Leonard said of one measure. Panelists urged advocates to engage with local governments and planning processes even if statewide bills fail, saying local engagement can advance infill and affordable housing options within comprehensive plans.
In Q&A, Leonard clarified that SB 48 had passed the Senate and was awaiting messages, while HB 313 had been heard in only one committee. Panelists recommended supporters track committee calendars and reach out to members to request amendments that address community character and infrastructure constraints.