Article Courtesy of Doral Family Journal

By Edda Pujadas

Published January 22, 2026

A bill currently under legislative discussion seeks to grant homeowners greater control over their communities, introduces the possibility of dissolving homeowners associations, and has sparked an intense debate about the future of residential living in Florida.

House Bill 657 represents one of the most significant proposed changes in decades for residents of communities governed by homeowners or condominium associations (HOAs). The measure calls for a broad revision of the rules that regulate these entities and their relationship with property owners.

For many homeowners, these associations provide organization, security, and stability in property values. For others, however, HOAs have become a source of frustration due to what they view as excessive rules, rising costs, frequent conflicts, fines, and decisions made by boards with broad authority and limited transparency.

Within this context, House Bill 657 seeks to modify several core aspects of how associations operate. One of its key provisions would eliminate the requirement for mandatory mediation before homeowners can file lawsuits against their associations—a step that critics argue often delays legal action and increases costs for both parties.

In place of mandatory mediation, the bill proposes the creation of a specialized judicial program dedicated to community association disputes. This program would be designed to resolve conflicts more efficiently, quickly, and cost-effectively, with judges and professionals who possess specialized knowledge of association law.

Another provision drawing significant attention is the establishment of a clear legal pathway for dissolving an HOA. Under current Florida law, terminating an association is an extremely complex and difficult process, even in cases of widespread dissatisfaction among residents.

House Bill 657 would allow a formal dissolution process to begin through a petition supported by a defined percentage of homeowners, followed by a community-wide vote. If statutory requirements are met, the association could be legally dissolved under judicial oversight, with clear guidelines for settling debts and distributing remaining assets.

Many homeowners view this possibility as a historic shift. For years, residents in communities plagued by internal conflicts or ineffective management have reported feeling trapped, with few viable options to demand meaningful change. From this perspective, the bill is seen as an effort to rebalance power between homeowners and association boards.

At the same time, the proposal has raised concerns within the real estate and legal sectors. Industry experts caution that dissolving an association, if not carefully managed, could lead to unintended consequences, including community deterioration and declining property values.

HOAs are typically responsible for managing financial resources, maintaining common areas, overseeing infrastructure, and providing shared services and amenities. In communities with pools, recreational facilities, private roads, or security services, the absence of an association could create logistical challenges, new disputes, and unforeseen expenses.

There is also concern about the potential impact on the real estate market. For many buyers—particularly those relocating from other states or from abroad—homeowners associations are perceived as a guarantee of order, maintenance, and long-term value. The prospect of an HOA’s dissolution could introduce uncertainty until the practical effects of the law become clear.

From a legislative standpoint, House Bill 657 still faces a lengthy process. To become law, it must be approved by the appropriate House committees, passed by the full House of Representatives, receive approval from the Florida Senate, and ultimately be signed by the governor.

At any stage, the bill may be amended, delayed, or rejected altogether. If enacted, the proposal anticipates an effective date of July 1, 2026.

As the debate continues, Florida residents are closely monitoring the bill’s progress, aware that any changes to association law could directly affect their properties and communities. For homeowners, buyers, sellers, and investors, House Bill 657 signals that the legal framework governing residential communities in Florida may be entering a new phase.

It is important to emphasize that the bill does not seek to eliminate homeowners associations or dismantle the long-established model of planned communities. Rather, its primary objective is to redefine limits, responsibilities, rights, and oversight mechanisms in an effort to promote greater accountability and homeowner participation.

Whether House Bill 657 will ultimately be approved—and how it will function in practice—remains to be seen. For now, it stands as one of the most controversial and closely watched legislative proposals of the year in Florida’s real estate landscape.