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Becker’s State Lobbying Update: Week 5, February 5 – February 9, 2024

Halfway Mark

The legislative session reached its “halfway” mark, Day 30, on Wednesday, February 7th.  Legislators are now heading into the second half of the 2024 session with both chambers having passed only 12 bills thus far.  Many of those bills are technical statutory revision bills required each year to make updates and delete provisions superseded by new laws.  By comparison, 19 bills passed through both Chambers during the first half of the 2023 session.  As the legislature continues to move forward, here are some of the top priority pieces of legislation that your Becker team is watching:

HB 1 – Social Media Use for Minors – Representative(s) Sirois, McFarland, and Rayner

SB 1788 – Social Media Use for Minors- Senator Grall

HB 1 requires a social media platform to prohibit children under the age of 16 from creating an account and to perform reasonable age-verification methods to verify that the age of a person attempting to create an account is 16 years of age or older.  The bill also requires social media platforms, that have existing accounts belonging to minors under the age of 16, to terminate the account, allow an account holder or confirmed parent or guardian to terminate the account, and permanently delete all personal information held by the social media platform relating to the terminating account. A House Speaker priority, the bill passed favorably through all assigned committees and passed the House floor in a vote of 106 Yeas and 13 Nays.  It has now been referred to Fiscal Policy. Its Senate companion, SB 1788, narrows the scope of the bill by revising the definition of “social media platform” to make the bill apply only to those platforms that have addictive features that are designed to cause account holders to use them excessively or compulsively. This bill also requires that reasonable age verification methods be conducted by nongovernmental and independent third parties that are not affiliated with the social media platform.  Passing its first committee with a vote of 7 Yeas and 2 Nays, this bill is waiting to be heard in its final committee Fiscal Policy.

SB 280 – Vacation Rentals by Senator DiCeglie

HB 1537 – Vacation Rentals by Representative Griffits

SB 280 by Senator DiCeglie revises the regulation of short-term vacation rental platforms like Airbnb and Vrbo.  Current law does not allow local laws, ordinances, or regulations that prohibit vacation rentals or to regulate the duration or frequency of the rental of vacation rentals.  The bill preempts the regulation of advertising platforms to the state and also defines “advertising platform”.  In addition, under this bill, a local government may require vacation rentals to be registered and they may charge a reasonable fee for registration.  If there is an issue with that registration, the owner could be fined up to $500.  The bill also states that the maximum overnight occupancy of a vacation rental cannot exceed two persons per bedroom, plus an additional two persons in one common area, or more than two persons per bedroom if at least 50 square feet per person.  The bill also gives the property owner up to 15 days to cure a problem before issuing a fine.  Passing favorably on the Senate floor with a vote of 27 Yeas and 13 Nays, the bill is now waiting to be heard by the House.  Its House companion, HB 1537, is waiting to be heard in its final committee of reference, Commerce.

Education

SB 1356 – School Safety by Senator Calatayud

HB 1473 – School Safety by Representative Trabulsy

SB 1356 by Representative Calatayud expands on protections first provided in the Marjory Stoneman Douglas High School Public Safety Act. This bill will allow sheriffs to waive specific requirements for the Chris Hixon, Coach Aaron Feis, and Coach Scott Beigel Guardian Program if the candidate has at least two years of law enforcement experience and has held an active law enforcement certificate within the past five years. School principals must provide instructions on FortifyFL annually and explain the consequences of a threat or a false report. The district school board must advertise FortifyFL on the school district website, on school campuses, and through other publication methods. For children taken into custody and suspected of a crime of violence or an offense that would be a felony, law enforcement agencies must notify the superintendent of schools. The superintendent must notify the chief of police or the public safety director of the postsecondary institution within 24 hours of the notification. It passed its second committee of reference, Criminal Justice, with a vote of 8 Yeas and 0 Nays. It is now waiting to be scheduled for its final committee of reference, Fiscal Policy. Its House companion, HB 1473, by Representative Trabulsy, has passed its second committee of reference, Appropriations, with a vote of 23 Yeas and 0 Nays. It is waiting to be scheduled for its third and final committee, Education & Employment.

Local Administration

SB 104 – Municipal Water and Sewer Utility Rates by Senator Jones

HB 47 – Municipal Water and Sewer Utility Rates by Representative Robinson

SB 104 by Senator Jones revises how municipalities can charge their customers based on location within and outside the municipality’s boundaries. Any municipality operating a water or sewer utility may charge the same rate, fees, and charges as consumers inside the municipal boundaries. The municipality may add a surcharge of no more than 25 percent to the consumers outside the boundaries. All rates, fees, or charges may not exceed 50 percent more than the total amount the municipality charges customers served within the municipality for the corresponding service. These rates may not be fixed until a public hearing allows consumers, tenants, and others interested to be heard concerning the rates. This bill has been amended once. The bill passed its first committee of reference. It passed its second committee, Community Affairs, with a vote of 8 Yeas and 0 Nays. It is now awaiting scheduling for its final committee, Rules. Its House companion, HB 47, by Representative Robinson, has passed two committees of reference with a vote of 16 Yeas and 0 Nays. It is now awaiting scheduling for its final committee, Commerce.

HB 1195 – Millage Rates by Representative Garrison

SB 1322 – Millage Rates by Senator Ingoglia

HB 1195 by Representative Garrison prohibits any increase in millage rates unless approved by a two-thirds vote of a governing body of a county, municipality, or independent special district unless a higher vote threshold is already required under current law. The bill passed favorably in its first two committees of references. It passed its final committee, State Affairs, with a vote of 13 Yeas and 4 Nays. It has been placed on the calendar for a second reading. Its Senate Companion, SB 1322, by Senator Ingoglia, passed its first committee of reference and its second committee, Finance and Tax, with a vote of 4 Yeas and 2 Nays. It is waiting to be scheduled for its final committee, Appropriations.

SB 684 – Residential Building Permits by Senator DiCeglie

HB 267 – Building Regulations by Representative Espositio

SB 684 by Senator DiCeglie requires governing bodies with 30,000 or more residents to create a program that expedites issuing building permits for residential subdivisions before a final plat is registered with the circuit court clerk by August 15, 2024. Local jurisdictions must reduce their permit fee by 75 percent if a private provider is retained for plan review or building inspection services. This bill shortens timeframes for the submittal, process, and review of applications for a building permit. The law allows an applicant to contract to sell a residential structure but not transfer ownership of a residential structure in the preliminary plat before the final plat is approved. The bill passed its first committee of reference, Community Affairs, with a vote of 5 Yeas and 3 Nays and is waiting to be scheduled for its second committee, Fiscal Policy. Its House Companion, HB 267 by Representative Esposito reduces the time frame that a local government must approve, approve with conditions, or deny a building permit application following the receipt of a completed and sufficient application unless the applicant waives such limitation in writing.  In addition, this bill requires local governments to approve applications for multifamily projects within 60 business days and to review completed applications for sufficiency within 10 business days.  This bill is waiting to be heard in its last committee, Commerce, it has not been scheduled yet.

SB 812 – Expedited Approval of Residential Building Permits by Senator Ingoglia

HB 665 – Expedited Approval of Residential Building Permits by Representative McClain

SB 812 by Senator Ingoglia requires counties with more than 75,000 residents and municipalities with 30,000 residents or more to create a program to expedite the issuing of residential building permits based on an introductory plat and to issue the number of building permits by October 1, 2024. Local governments must update their expedited building permit program with the increased number by December 31, 2027. This requirement must conform to the Florida Building Code and require a local building official and a local governing body to mail a signed, certified letter with specific information to the Department of Business and Professional Regulation and the Department of Commerce. It has passed favorably in its first committee of reference. It passed its second committee, Regulated Industries, with a vote of 6 Yeas and 0 Nays. It is now scheduled to be heard in its final committee, Rules, on Wednesday, February 14. Its House companion, HB 665 by Representative McClain, has made progress in committee by passing favorably in its first two committees of reference. It passed its third and final committee, Commerce, with a vote of 12 Yeas and 5 Nays. It is now waiting to be placed on the Special Order calendar to be heard on the House floor.

SB 1366 – My Safe Florida Condominium Pilot Program by Senator DiCeglie

HB 1029 – My Safe Florida Condominium Pilot Program by Representative Lopez (V)

SB 1366 by Senator DiCeglie establishes the My Safe Florida Condominium Pilot Program within the Department of Financial Services (DFS). This program will only be implemented if included in the annual legislative appropriations. This program aims to reinforce the protection of condominiums from hurricane damage by allowing eligible condominium associations to apply for hurricane mitigation inspections and grants. To be eligible, condominium associations must receive approval from a majority vote of the board of administration or a unanimous vote of all unit owners. The DFS must contract with wind certification entities, or an association may hire its own contractor. These contractors must qualify under a strict set of guidelines. A quality assurance program is implemented to ensure the mitigation improvements are completed to the standards set by the program. The bill passed its first committee of reference, Banking, and Insurance, with a vote of 11 Yeas and 0 Nays. It is awaiting scheduling for its second committee, Appropriations. Its House companion, HB 1029, by Representative Lopez (V) passed its first committee of reference, Insurance and Banking, with a vote of 18 Yeas and 0 Nays. It is awaiting scheduling for its second committee, State Administration & Technology Appropriations.

HB 95 – Yacht and Ship Brokers’ Act by Representative LaMarca

SB 92 – Yacht and Ship Brokers’ Act by Senator Hooper

HB 95 by Representative LaMarca requires the Florida Department of Business and Professional Regulation, precisely the Division of Florida Condominiums, Timeshares, and Mobile Homes to regulate yacht and ship brokers and salespersons. A “yacht” is any vessel exceeding 32 feet in length that is propelled by sail or machinery. If a person conducts business as a broker or salesperson in another state as their primary profession and carries out the purchase or sale of a yacht under this act, they are not required to obtain a license. However, this exemption only applies if the entire transaction is executed with a licensed broker or salesperson. A person can only qualify as a broker if they have obtained a salesperson license and can prove that they have directly participated in four transactions that resulted in the sale of a yacht or if they have completed at least 20 education credits approved by the division. This bill has passed favorably in its first two committees of reference. It passed its final committee, Commerce, with a vote of 17 Yeas and 0 Nays. It is waiting to be placed on the calendar. Its Senate companion, SB 92, by Senator Hooper, has passed favorably in each committee and has been placed on the Special-Order Calendar on Wednesday, February 14.

Criminal Justice

SB 796 – Combatting Human Trafficking by Senator Avila

HB 7063 – Anti-human Trafficking by Representative Overdorf

SB 796 by Senator Avila is an all-encompassing bill that updates the information to combat human trafficking. It diversifies the membership for the direct-support organization (DSO) board of directors for the Statewide Council on Human Trafficking. It replaces the human trafficking hotline with the Florida human trafficking hotline to better provide support for Floridians. It requires public lodging establishments to provide human trafficking awareness training to all state employees. Nongovernmental entities (NGOs) will be required to renew or extend a contract with a governmental entity that contains a declaration of facts attesting that they do not use coercion for labor or services. The bill passed its second committee of reference, Criminal Justice, with a vote of 8 Yeas and 0 Nays. It is now awaiting scheduling in its final committee, Fiscal Policy.  Its House companion, HB 7063 by Representative Overdorf has been placed on the calendar, for a Second reading.

Becker’s Washington Weekly: Week of February 12

Congress Back in Town

The House and Senate return to Washington this week with a packed legislative agenda before leaving town for their Presidents Day week-long recess.

The majority of House bills set for the week will be taken up on expedited procedures and deal with international issues, including human rights abuses in China, Indo-Pacific partnerships, and combatting human and fentanyl trafficking. Legislation moving through regular order would repeal a Biden Administration rule pausing liquified natural gas import and exports.

Senators will return later in the week to continue debating a Ukraine-Israel aid package after advancing it over the weekend. This follows a failed attempt to pass another version of the bill with added immigration reform provisions.

Lawmakers will also hold several hearings this week, including the following:

  • The House Committee on Energy and Commerce will examine state utility regulators’ challenges in providing affordable electricity
  • The House Transportation & Infrastructure Committee will discuss disaster resources and FEMA
  • The House Homeland Security Committee will examine fire hazards in lithium ion batteries
  • The House Ways & Means Committee will hear testimony from IRS Chief Daniel Werfel

“Statute Of Limitations Apply to Associations” – News-Press

Q: My homeowners’ association recently sent me a notice stating that I had to remove a number of tree stumps in my back yard. The stumps are from trees that were removed following Hurricane Irma. Nothing has changed since those trees were cut down over five years ago. I don’t understand why my association is bringing this issue up now. Isn’t there an outside limit on how long the association can wait to deal with something like this? (R.V., via e-mail)

A: Legal time limits regulating when actions can be brought against another party are known as the statute of limitations. Chapter 95 of the Florida Statutes contains the general statute of limitations laws in Florida.

The general statute of limitations in Florida for legal wrongs, generally known as “torts,” as well as violations of statutes is 4 years, while the statute on “contracts” is 5 years. That is a very general statement and there are many exceptions and legal interpretations.

The Florida courts have held that legal claims based on enforcing community association documents carry a 5-year statute of limitations based on the “contract” provisions of the statute. However, the statute of limitations does not begin to run until the “cause of action accrues,” which is a matter of significant legal debate in many lawsuits.

It is also important to understand that certain types of violations in the community association setting can reasonably be characterized as “ongoing” violations, meaning that there is basically no statute of limitations against the association taking legal action. Many “nuisance” type claims fall into that category, and I would expect that to be an argument your association would make if things came to that.

Q: Can you please explain the difference between common elements and association property in condominiums? (J.K., via e-mail)

A: Practically, it is usually a distinction without a difference, though that is not always the case.

The common elements are property subjected to condominium ownership by the declaration of condominium and not included within the units. The roof of a multi-story building is usually a common element. Every condominium (at least each one that I know of) has common elements. Legal title is held by the unit owners in “undivided shares” as “tenants in common.”

Association property is property where title is held by the association, rather than the unit owners as tenants in common. Most associations own some kind of personal property (such as pool furniture) which is technically association property. Most associations do not own land in the association’s name, it is usually held as common elements.

By and large, the statute attempts to treat common elements and association property that is real property the same. The rule on “material alterations” is one example; both common elements and association real property are treated the same. Permissible places for the posting of association notices is another example where the two types of property are treated the same.

The most significant difference between the two is that association real property can generally be sold with 75 percent approval of the members, unless the declaration contains a different requirement. Conversely, common elements generally cannot be sold without approval of all owners since they hold the legal title to it and would be required to sign a deed or other instrument to convey legal title.

Correction

Due to a typographical error which I missed, my February 4, 2024 column requires correction. Chapter 617.0802 of the Florida Not-For-Profit Corporation Act does not require a person desiring to run for a community association board to be a member of the organization. Requirements for membership as a condition of board eligibility must be contained in the governing documents for the community.

Joe Adams is an attorney with Becker & Poliakoff, P.A., Fort Myers. Send questions to Joe Adams by e-mail to jadams@beckerlawyers.com. Past editions may be viewed at floridacondohoalawblog.com.

Becker Advises the Quick Group on Yachting Marine Service Acquisition

New York, NY, February 9, 2024 – Becker & Poliakoff’s Corporate and International Practice Group acted as U.S. counsel to Quick S.p.A., and its wholly-owned subsidiary Quick USA, Inc., on its acquisition of Yachting Marine Service.  Gatti Pavesi Bianchi Ludovici Studio Legale, led by corporate partner Andrea Giardino and associate Gianmarco Melillo, represented Quick S.p.A. on matters of Italian law. Quick S.p.A. is owned by investment funds, Fondo Italiano d’Investimento SGR S.p.A. and Armònia SGR S.p.A., and the Marzucco family. The transaction closed on January 31, 2024.

The new company will become a service hub for Quick USA’s planned growth and expansion in the US, one of the largest and most important nautical markets in the world.

Quick USA represents all Quick Groups brands and lines which include thrusters, stabilization and motion control systems, boilers, carefully designed and engineered anchoring systems, lighting, deck equipment, furniture, ladders, catwalks, and much more.

Yachting Marine Service, based in Florida, specializes in assistance for superyachts and the main pleasure boating brands.

Becker Corporate Shareholder and Europe & Latin America Practice Group Chair Gabriel Monzon Cortarelli led the US law aspects of the transaction with assistance from corporate associate Valeria Angelucci and partners Jamie Dokovna (Labor and Employment matters) and Michael Burwick (Corporate Tax matters).

For more information on Becker’s International Practice Group, visit https://beckerlawyers.com/practices/international-services-europe-latin-america/.

About Becker

Becker is a multi-practice commercial law firm headquartered in Fort Lauderdale, Florida, with professionals at offices throughout the U.S. For more information, visit www.beckerlawyers.com.

“A ‘CliffsNotes’ Guide for New Condominium Board Members” – FCAP Managers Report

The election is over, and you have earned a coveted seat on your condominium association’s board of directors. Now what? This helpful guide will provide you with a “CliffsNotes” version of important things to remember as you embark on your journey as a director.

What exactly does a member of the board of directors do? The board is the decision-making authority of the association; the directors are the captains of the ship. You are responsible for the administration and operation of your association, and you will be communicating with unit owners, association managers, and professionals retained to provide services, guidance, and advice to the board. The board is granted all of the corporation’s powers and duties and is tasked with making important decisions that will impact the owners and community. Directors must be very familiar with the association’s governing documents, hold meetings, prepare budgets, fund reserves, and maintain association property. Directors have a fiduciary relationship to the unit owners and must keep the interests of the association above their personal interests. Directors shall act honestly, in good faith, and in the best interest of the condominium all while exercising due care, diligence, and skill that a reasonably prudent person would exercise in similar circumstances. You are probably thinking that this sounds like an overwhelming list of responsibilities; however, there is a wealth of resources and professionals that you can (and should) rely on to help guide you in your new role.

Do Your Homework

If you have not done so already, you should take the time to review your association’s articles of incorporation, declaration of condominium, and bylaws (known as the “governing documents”), and you should understand what role each of these documents play in the operation of the association. The articles of incorporation establish the corporation. The declaration is the “guidebook” that regulates the use, appearance, and maintenance of the property. Can an owner park a commercial vehicle in the association’s parking lot? Can a unit be rented for periods of less than 30 days? Who is responsible for replacing windows and screens? The answer to all of these questions is found in your declaration. The bylaws contain the rules and procedures regarding the operation and governance of the association. The bylaws define how elections are held, when meeting notices must be posted and/or mailed, the responsibilities of the officers, how board vacancies are filled, and much more.

Schedule and Notice Board Meetings

The board conducts all association business and operations through scheduled board meetings. Any time that a quorum of the board is present discussing association business, it is considered a board meeting. All board meetings must be properly noticed and, with limited exceptions, are open to all unit owners. Notice of regular board meetings must specifically identify agenda items and must be posted conspicuously on the condominium property at least 48 hours before the meeting. However, there are certain board meetings, such as meetings at which a special assessment will be considered or where the board will adopt rules regarding use, that require notice to be delivered to owners and posted at least 14 days prior to the meeting. As a director, it is important to know when notice of meetings must be given to owners and how notice must be given, what meetings are “open” to unit owners, and when it is proper to hold and notice a “closed” board meeting.

Maintain the Property

The board of directors has a duty to maintain, repair, and replace property when necessary. In order to carry out these duties, directors must understand who is responsible for maintenance and repairs. The parties’ obligations are detailed in the declaration. Typically unit owners are responsible for the interior of their units, and the association is responsible for maintaining the common elements (areas outside the boundaries of the physical unit). Notwithstanding this general rule, directors must also understand the maintenance responsibilities for limited common elements such as balconies, garages, and lanais. Determining maintenance responsibilities can be  complicated, and some obligations may change if certain factors exist. As such it is prudent to consult with the association’s legal counsel to get a clear understanding as to maintenance responsibilities to avoid potentially costly issues now and in the future.

Directors should also understand that there are times when maintenance, repairs, and replacements are necessary due to events other than routine maintenance issues. When the property is damaged by a casualty event, the provisions in the declaration no longer dictate the parties’ responsibilities; the Condominium Act, Chapter 718, Florida Statutes, applies, and the association should report the claim to its insurance carrier.

Protect the Property

Every residential condominium in Florida is required to maintain adequate property insurance for full insurable value, replacement cost, or similar coverage that is based on the replacement cost of the property as determined by an independent insurance appraisal at least once every 36 months. The deductible is determined by the board and may be based on industry standards and the practice for communities of similar size and age, and having similar construction and facilities in the locale where the property is located. The insurance policy must provide primary coverage for all portions of the condominium association as originally installed or replacement of like kind and quality, in accordance with the original plans. The association’s coverage must exclude certain components that are the unit owners’ responsibility to insure, such as personal property within units or limited common elements, appliances, built-in cabinets, floor coverings, etc. An insurance professional familiar with condominium associations can assist in ensuring that your coverage complies with Florida law.

Budget, Plan, and Reserve

Inevitably, money issues are frequently a hot topic in condominiums. With insurance premiums skyrocketing and the cost of living increasing, there may be a temptation to keep assessments low. It is important to keep in mind that fiscal responsibility and financial management does not mean keeping the fees low by putting off necessary maintenance, repairs, and replacement. For certain associations, the law requires the association to undertake a reserve study (i.e., structural integrity reserve study); however, whether or not your condominium is required to commission a structural integrity reserve study, it is prudent to obtain a reserve study (and to update it regularly) to adequately budget and reserve for maintenance, repairs, and replacements.

Budgets must include estimated revenues and expenses. The budget also must include reserves for roof replacement, building painting, pavement resurfacing, and any other item of deferred maintenance or replacement cost exceeding $10,000.  Associations that are required to have a structural integrity reserve study (generally, associations that have buildings on the condominium property that are three stories or higher) must also maintain reserves for specific components identified in the Condominium Act that are related to the structural integrity of the building. Proposed budgets must include fully funded reserves; however, funding of certain reserve components (i.e., nonstructural integrity components) may be waived or reduced with a vote of a majority of all members. When it comes to preparing a budget and reserve funding, board members should work with qualified professionals to ensure that the association’s funding requirements are met.

Serving as a director of a condominium association does not have to be a daunting task. By familiarizing yourself with the association’s governing documents and the Condominium Act, educating yourself on important community association issues, and  surrounding yourself with professionals and qualified consultants that can provide advice and guidance when needed, your term as a director will be more effective, efficient, and beneficial to your community. And, who knows, it may evolve into a rewarding experience.

To read the original FCAP article, please click here.

Jennifer Biletnikoff is a Board Certified Specialist in Condominium and Planned Development Law and represents condominium, cooperative, mobile home and homeowners’ associations located throughout Southwest Florida including Collier, Lee, Sarasota and Charlotte Counties. She has particular experience in covenant enforcement and foreclosure law, and has also practiced in the areas of commercial, business and tort litigation.

Michael Gongora Recognized in Florida Legal Awards by the Daily Business Review

Becker is proud to announce Michael Gongora, a community association Shareholder at our Miami office, has been named as a finalist in The Daily Business Review’s 2024 Florida Legal Awards. Michael is an honoree in the diversity and inclusion category.

Michael is a political trailblazer as the first openly gay Hispanic to win elected office in Florida. He also passed a Charter Amendment to protect everyone from discrimination in housing, employment, and public accommodations in Miami Beach while he was Miami Beach City Commissioner.

The Daily Business Review hosts its annual Professional Excellence Awards to recognize distinguished members of the Florida legal community in assorted areas of the law. Michael and other finalists were selected by The Daily Business Review’s editorial staff, as well as distinguished members of the Florida legal community. Winners will be announced at an awards ceremony in April.

Law.com subscribers can read the full list of honorees here.

Michael Góngora is the lead Community Association Litigator in the Miami office. His experience representing community associations includes handling various contracts, association declarations, litigation, and disputes that may arise from these and other issues.

Take It To The Board Podcast Ranks in the Top 10% of Most Popular Podcasts by Listennotes.com

Becker is thrilled to announce our Take It To The Board podcast ranks in the top 10% of most popular podcasts globally by podcast search engine and database, ListenNotes.com.  Additionally, the podcast’s listen score, a metric that shows the estimated popularity compared to all public podcasts in the world, ranks 28. There are more than 3 million podcasts and 187 million episodes in the world, according to Listen Notes.

Take It To The Board, with more than 18,000 downloads, explores the reality of life in a condominium, cooperative, or homeowners’ association, what’s really involved in serving on its board, and how to maintain that ever-so-delicate balance of being legally compliant and community spirited. Leading community association attorney Donna DiMaggio Berger acknowledges the balancing act without losing her sense of humor as she talks with a variety of association leaders, experts, and vendors about the challenges and benefits of the community association lifestyle.

Episodes are available for subscription on iTunesAmazon MusicSpotifyYouTube, or listen through any podcast streaming app. You can also click here for the full archive.

Becker Sponsors 2024 Racing for Good Fun Run/Walk

Becker served as a proud sponsor of Building for Good’s 4th Annual Racing for Good Fun Run/Walk in Las Vegas. More than $30,000 was raised to help Building for Good (B4G) in its mission to connect nonprofits and charities with skilled, volunteer construction lawyers, to provide pro bono construction law services. Together, they “build for good.”

Becker Shareholder and Chair of the firm’s national Construction Law and Litigation practice group, Steven B. Lesser was on hand for the annual fun/run walk under the glow of twinkling casino lights. Mr. Lesser also serves on Building for Good’s Board of Directors and donates significant time, resources, and pro bono legal counsel to the cause. He recently appeared on a podcast to shed light on how Building for Good not only impacts the lives of those in need but also enriches the experiences of those who serve. You can listen here.

There is still time to donate to help B4G reach its goal of $50,000.

Becker’s State Lobbying Update: Week 4, January 29 – February 2, 2024

Budget

HB 5001- General Appropriations Act by House Appropriations Committee and Chair Leek

SB 2500- Appropriations by Senate Appropriations Committee

The budgets proposed by the House and Senate were heard in the Appropriations Committee on Wednesday, January 31. Lawmakers discussed the spending plan for the upcoming year with the House proposing a spending package of $115.5 billion and the Senate proposing a spending package of $115.9 billion.  These spending packages are 2 to 3% less than in prior years as the State will no longer receive the billions of federal dollars that were received during the COVID pandemic.  Spending plans include providing Medicaid rate increases for nursing homes and pediatric physicians, a 2.5% per-pupil increase for the state’s nearly 3.2 million students, and funding for the Everglades and water quality improvements.  The Senate spending package includes $716 million for the “Live Healthy” initiative that will bolster the state’s health workforce. Both HB 5001 and SB 2500 will be heard in their respective Chambers on Wednesday, February 7, 2024.

Education

HB 109- Charter Schools by Representative Andrade

SB 246- Conversion Charter Schools by Senator Harrell

HB 109 by Representative Andrade would allow municipalities to easily convert public schools into charter schools by submitting an application to convert to charter status.  Currently, only district school boards can make that change, and only with the approval of at least half of the teachers at the school.  Under this legislation, the requirement to have the support of at least 50 percent of the teachers employed at the school is removed.  The bill authorizes the Charter School Review Commission (CSRC) to solicit and review applications for conversion charter schools.  The bill also authorizes the Department of Education and the Department of Management Services to designate vacant school district property as surplus if the school district has experienced a decline in student enrollment of one percent or more for at least two consecutive years.  If within six months after being designated as surplus, the real property is not used by the charter school or charter school governing board, the property must be made available for affordable housing within the county.  This bill passed its first committee of reference, Choice & Innovation, with a vote of 12 Yeas and 5 Nays.  It is now waiting to be heard in its second committee of reference, the PreK-12 Appropriations Subcommittee.  Its Senate companion, SB 246 by Senator Harrell was referred to three committees and has not yet been heard.

Healthcare

HB 915 – Outpatient Mental Health Services by Representative Daley

SB 960 – Outpatient Mental Health Services by Senator Berman

HB 915 by Representative Daley modifies the Baker Act and the statutory mental health examinations and treatment process. The bill intends to streamline the process for obtaining involuntary services by combining the process for courts to order individuals to involuntary outpatient services and involuntary inpatient placement in the Baker Act. It prohibits a receiving facility from releasing a patient from involuntary examination outside the facility’s ordinary business hours if the examination period ends on a weekend or holiday. It specifies that the 72-hour examination begins when a patient arrives at the facility. Witnesses can appear and testify remotely under oath at a hearing for involuntary services. This bill will require the Department of Children and Families to publish specific reports on its website. It passed its first committee of reference, Children, Families & Seniors, with a vote of 15 Yeas and 0 Nays. It is now awaiting scheduling for its second committee of reference, Appropriations. The Senate companion, SB 960 by Senator Berman, was referred to three committees and has yet to be heard.

Local Administration

SB 104 – Municipal Water and Sewer Utility Rates by Senator Jones

HB 47 – Municipal Water and Sewer Utility Rates by Representative Robinson

SB 104 by Senator Jones revises how municipalities can charge their customers based on location within and outside the municipality’s boundaries. Any municipality operating a water or sewer utility may charge the same rate, fees, and charges as consumers inside the municipal boundaries. The municipality may add a surcharge of no more than 25 percent to the consumers outside the boundaries. All rates, fees, or charges may not exceed 50 percent more than the total amount the municipality charges customers served within the municipality for the corresponding service. These rates may not be fixed until a public hearing allows consumers, tenants, and others interested to be heard concerning the rates. The bill passed favorably in its first committee of reference with a vote of 6 Yeas and 0 Nays. It is scheduled to be heard in its second committee, Community Affairs, on Tuesday, February 6th at 3:00 pm. Its House companion, HB 47, by Representative Robinson, has passed two committees of reference with a vote of 16 Yeas and 0 Nays. It is now awaiting scheduling for its final committee of reference, Commerce.

HB 59 – Provision of Homeowners’ Association Rules and Covenants by Representative Arrington

SB 50 – Provision of Homeowners’ Association Rules and Covenants by Senator Stewart

HB 59 by Representative Arrington requires a homeowners’ association (HOA) to provide a physical or digital copy of the HOA’s rules and covenants to every member before October 1, 2024. Provide every new member with a physical or digital copy of the HOA’s rules and covenants. An updated copy must be provided to every member if the HOA’s rules are amended. An HOA may sanction rules to establish a timeframe for distributing these updated copies of the rules or covenants. These requirements can be met by posting the complete rules and covenants on the HOA’s website or mailing the rules. The bill passed favorably in its first committee of reference with a vote of 14 Yeas and 0 Nays. It is now waiting to be heard in its second committee, Civil Justice. Its Senate companion, SB 50, by Senator Stewart, has passed its first reference committee with a vote of 7 Yeas and 0 Nays. It is scheduled to be heard in its second committee, Community Affairs, on Tuesday, February 6, 2024, at 3:00 pm.

SB 7028 – My Safe Florida Home Program by Banking and Insurance Committee

HB 1263 – My Safe Florida Home Program by Representative LaMarca

SB 7028 by the Banking and Insurance Committee amends the My Safe Florida Home Program (MSFH). This program provides licensed inspectors to perform hurricane mitigation inspections of eligible homes and grants to fund hurricane mitigation projects on those homes. This bill allows subsequent applications for the mitigation inspection or grant and requires that applicants receive an inspection even if they do not qualify for the mitigation grant. It also requires the Department of Financial Services (DFS) to prioritize the review and approval of inspection applications and grant applications. This bill removes several provisions and revises provisions to provide better clarity to homeowners. The bill passed its two committees of reference with a vote of 20 Yeas and 0 Nays and is scheduled for a 2nd reading on Wednesday, February 7, at 9:00 am. Its House companion, HB 1263, by Representative LaMarca, has passed its first committee of reference with a vote of 18 Yeas and 0 Nays. It is now waiting to be scheduled for its second committee.

Criminal Justice

HB 17 – Expiration of the Mandatory Waiting Period for Firearm Purchases by Representative Rudman

SB 1124 – Mandatory Waiting Period for Handgun Purchases by Senator Martin

HB 17 by Representative Rudman amends the mandatory waiting period for all firearm purchases from a federal firearms licensee (FFL) to expire three days after the purchase of the firearm, excluding weekends and legal holidays, regardless of whether a background check has been completed. The Florida Constitution prohibits an FFL from transferring a firearm to a purchaser unless the purchaser has successfully completed the background check with confirmation that they are not prohibited from purchasing one, regardless of the length of time required to complete a background check. It passed its first committee of reference, Criminal Justice, with a vote of 11 Yeas and 5 Nays. It is now awaiting scheduling for its second and last committee of reference, the Judiciary. Its Senate companion, SB 1124 by Senator Martin, was referred to three committees and has yet to be heard.

SB 340 – Intentional Damage to Critical Infrastructure by Senator Yarborough

HB 275 – Offenses Involving Critical Infrastructure by Representative Canady

SB 340 by Senator Yarborough creates s. 812.141, F.S., to generate new criminal penalties for critical infrastructure offenses. Improperly tampering with critical infrastructure that results in damage and physically tampering with or inserting a computer virus into the computer network or electronic device is a second-degree felony. Trespassing on physical critical infrastructure and accessing a computer system or network that is used by a critical infrastructure without authorization is a third-degree felony. This new statute defines “critical infrastructure” as a power generation, chemical manufacturing facility, cyber or virtual assets, and numerous others. Any person who is found in a civil action to have improperly tampered with critical infrastructure based on a conviction is civilly liable to the owner in an amount three times the amount of the actual damage that occurred by the owner, or three times any claim made against the owner for any property damage, personal injury, or wrongful death caused by the act. It passed its second committee of reference with a vote of 7 Yeas and 0 Nays. It is now waiting to be heard in its final committee, Fiscal Policy. Its House companion, HB 275, by Representative Canady, has favorably passed two committees of reference with a vote of 7 Yeas and 0 Nays. It is now in its final committee, Judiciary, awaiting a hearing date.

Energy

HB 1645 – Energy Resources by Representative Payne

SB 1624 – Energy Resources by Senator Collins

HB 1645 by Representative Payne is an extensive bill establishing guidelines for Florida’s energy policies. This bill updates the duties of the Department of Agriculture and Consumers Services (DACS) to be consistent with the new energy policies implemented and updates energy policy statements in current law. The Public Service Commission (PSC) has many requirements to help the state’s energy goals, such as retiring power plants that must be decommissioned, developing smart grid policies, and many other duties. The Electric Vehicle Battery Deposit Program was created in this bill to dispose of and recycle electric vehicle batteries. The Department of Transportation (DOT) must study and evaluate the potential development of hydrogen fueling infrastructure. The bill passed its first committee of reference with a vote of 16 Yeas and 0 Nays. It is now waiting to be scheduled for its second committee, Appropriations. The Senate companion, SB 1624, by Senator Collins, has passed its first committee of reference with a vote of 4 Yeas and 2 Nays. It is now waiting to be heard in its second committee, Appropriations on Agriculture, Environment and General Government.

Becker’s Washington Weekly: Week of February 5

Congress Debates the Border

Lawmakers from both Chambers return to Washington this week after Senate negotiators released the text of a long-awaited national security proposal over the weekend providing $118.3 billion in both aid to Ukraine and changes in immigration policy.

The proposal would provide $60 million for Ukraine as well as make several changes to the asylum process, including by tightening eligibility criteria and allowing border agents to turn away most asylum seekers when encounters reach 4,000 daily for the week.

It’s that latter point that has generated skepticism in the House, with Speaker Mike Johnson (R-LA) and his leadership team all opposing the measure due to disagreements over border policy.

The Senate will hold a procedural vote on the bill this week, but once passed there it is unclear whether or when it would receive a vote in the House. Meanwhile the House is set to vote on an Israel-only $17.6 billion aid package with no new funding for Ukraine.

The House is also set to vote on several bills under expedited procedures, including those concerning federal land conveyances and program reauthorizations, wildlife protection, and drought assistance.

Members will also participate in a number of committee hearings this week, including the following:

  • The Senate Finance Committee will discuss AI in healthcare
  • The Senate Health, Education, Labor and Pensions Committee will discuss high consumer drug prices
  • The House Ways & Means Committee will discuss chronic drug shortages in the U.S.
  • The House Transportation & Infrastructure Committee will discuss the state of American aviation

Jennifer Biletnikoff Quoted on HOALeaders.com

What authority does an HOA Board have over residents who sound off on the community’s Facebook page? What about those who post inaccurate or incomplete information? Are board members allowed to attend violation hearings? What should be the appropriate response when condo/HOA owners request contract access? In the latest series of articles and questions from readers on HOAleader.com, Becker Shareholder Jennifer Biletnikoff provides comprehensive answers to address concerns from owners and community association members. Read each article below.

Jennifer Biletnikoff has spent much of her career addressing and resolving a myriad of issues facing community associations.

Below is a collection of her insights regarding association board roles and responsibilities as seen on HOALeader.com.

Links courtesy of HOALeader.com.

Jennifer Biletnikoff is a Board Certified Specialist in Condominium and Planned Development Law and represents condominium, cooperative, mobile home and homeowners’ associations located throughout Southwest Florida including Collier, Lee, Sarasota and Charlotte Counties. She has particular experience in covenant enforcement and foreclosure law, and has also practiced in the areas of commercial, business and tort litigation.

“Can Spouse Serve on Board” – News-Press

Q: My wife and I live in a condominium unit in Florida. The unit is owned by my wife, in her name only. However, I would like to run for the board of directors. Does Florida law state that a spouse of a unit owner has the right to serve on the board? (E.B., via e-mail)

A: No.

The Florida Condominium Act provides that every unit owner has the right to serve on the board of directors if eligible. Every unit owner is eligible to serve on the board unless they have been suspended or removed from the board by the State of Florida (very rare), if they are delinquent in payment of assessments due to the association, or if they have been convicted of a felony and have not had their civil rights (such as the right to vote) restored for at least five years.

The law also imposes 8-year terms limits for directors, which are counted as of July 1, 2018. Term limits do not apply in cases where there are not enough candidates for a contested election or in a contested election, where a candidate receives more than two thirds of the votes cast.

While the law governs owner rights to serve, it does not limit service on the board of directors to only unit owners. Pursuant to Chapter 617 of the Florida Statutes, the Florida Not-For-Profit Corporation Act, any person over the age of 18 is eligible to serve on a board of directors of a corporation unless otherwise provided by the articles of incorporation or bylaws.

Therefore, to determine whether a spouse of a unit owner whose name is not on the deed is permitted to serve on the board of directors of a condominium association, it is necessary to review the language of the condominium documents to determine whether there is any limitation on who may serve on the board of directors. It is not uncommon for the documents to be silent. In such case, any person over 18 and otherwise not ineligible to serve on the board.

It is more common to see language in condominium documents to limit service on the board of directors to unit owners. Many documents also permit spouses to serve on boards as titles are frequently held in the name of one spouse only for various estate, tax planning, or other reasons. Therefore, the association’s documents will contain the answer to your question.

Q: My condominium board is considering raising the fee for when a unit is leased from one hundred dollars to a much higher number. Is there a cap on the fee that can be charged when a unit is rented? (B.K., via e-mail)

A: Section 718.112(2)(k) of the Florida Condominium Act prohibits an association from charging a fee in connection with the lease of a unit.

The only exception is when the association is permitted to approve lease applications, and the condominium documents authorize a fee. The fee may not exceed $150 per applicant. Members of the same family are considered one applicant.

The same statute also authorizes the association to charge a security deposit against damages to the common elements, again if authorized by the condominium documents. Security deposits may not exceed one month’s rent and must be handled under the laws applicable to landlord-tenant relationships.

Joe Adams is an attorney with Becker & Poliakoff, P.A., Fort Myers. Send questions to Joe Adams by e-mail to jadams@beckerlawyers.com. Past editions may be viewed at floridacondohoalawblog.com.

“Difficulty with Community Participation?” – FCAP Managers Report

In many communities, voter apathy can be a real issue with members not turning in proxies and not attending meetings.  This does not only impact elections, but also other membership votes, such as amending the governing documents and voting on material alterations.  Simplifying the voting process for owners can go a long way in remedying this problem.  One way to simplify the voting process for members is for the board of directors to authorize and set up electronic voting. This is especially true for communities with a lot of seasonal or part-time residents.  Many communities, however, have not taken advantage of this option even though electronic voting is a beneficial tool to encourage participation by members.

In authorizing electronic voting, the Legislature set forth several statutory requirements for setting up such a system, which are discussed below.  As always with statutory requirements, it is important to discuss with association counsel to ensure that your community correctly implements its online voting system.  First, the board must approve electronic voting as discussed further below.  Next, a unit owner must consent in writing to online voting.  This consent is distinct from a unit owner’s consent to receiving certain notices by electronic transmission.  However, for administrative ease and efficiency, association counsel can prepare a form for your community on which owners have the option to consent to either or to both receiving notices by e-mail and to online voting together.  An owner whose consent to electronic voting may also opt out later.     

In addition to the consent form, the association should have association counsel prepare the board resolution authorizing the online voting system as the statute contains several requirements for this resolution.  The board resolution must provide that unit owners receive notice of the opportunity to vote through an online voting system, must establish reasonable procedures and deadlines for unit owners to consent, in writing, to online voting, and must establish reasonable procedures and deadlines for unit owners to opt out of online voting after giving consent. Written notice of a meeting at which the resolution will be considered must be mailed, delivered, or electronically transmitted to the unit owners and posted conspicuously on the condominium property or association property at least 14 days before the meeting. Evidence of compliance with the 14-day notice requirement must be made by an affidavit executed by the person providing the notice and filed with the official records of the association.

The statute dictates several requirements for the association to set up online voting.  The association must provide each unit owner for a method to authenticate the unit owner’s identity to the online voting system and a method to confirm that the unit owner’s electronic device can successfully communicate with the online voting system.  The method to confirm that the unit owner’s device will be able to communicate with the system must be available at least fourteen days before the voting deadline.  The online system must also be able to authenticate the unit owner’s identity and to authenticate the validity of each electronic vote to ensure that the vote is not altered in transit.  The system needs to also be able to transmit a receipt to each unit owner who casts his or her electronic vote.

In addition to the above, for elections of the board of directors of the association, the association must also provide a method to transmit the electronic ballot to the online voting system that ensures the secrecy and integrity of the ballot.  They system must also be able to permanently separate any authentication or identifying information from the electronic election ballot.  This is so that it is impossible to tie an election ballot to a specific unit owner.  The system needs to be able to store and keep electronic votes as accessible to election officials in the event that a recount, inspection, and/or review is required.

Prior to any membership vote taken at a meeting, except for the election of board directors, a specific quorum must be reached.  The statute provides that a unit owner voting electronically is counted as being in attendance at the meeting for purposes of determining a quorum.  Thus, setting up electronic voting and having owners consent to using electronic voting helps the association achieve quorum and required approvals by making it easier for owners to be “present” and to vote.

Another option for participation issues is to amend the governing documents to lower the voting threshold required for approvals.  One way that is particularly effective is to change the threshold required from a percentage of the entire membership of the community to a percentage of those who vote.  Otherwise, all members who do not vote are essentially casting a “no” vote.  Lowering the quorum requirement can also be effective.  Association counsel can review your current requirements and discuss where improvements might be made that would make membership approvals easier to obtain

To read the original FCAP article, please click here.

Karyan San Martano is a member of Becker’s Community Association practice and regularly provides legal counseling to the officers and directors, as well as the property manager, on the operation of condominiums, cooperatives, and homeowners associations.

Everybody’s Sick: The Best Ways to Prevent Illness in a Multifamily Community with Dr. Jason Mansour of Broward Health

For more episodes of Take It To The Board, click here!


Does it seem like everyone around you is coughing, sniffling, or under the weather? It’s no coincidence—we’re currently in the middle of cold and flu season. Join Donna DiMaggio Berger and guest Dr. Jason Mansour, Chair of Emergency Medicine at Broward Health, to learn the best ways to stay healthy even in shared spaces. Is loss of smell exclusive to COVID or indicative of other ailments? Donna and Dr. Mansour share how to distinguish between the common cold, flu, COVID, and RSV—without resorting to a barrage of tests. Learn how simple, everyday habits can serve as your armor against invisible threats, like Covid-19 and other viruses that could be lurking in common areas like the pool, lobby and on gym equipment.

Our conversation then pivots to everyone’s enemy: MOLD. Given the inevitability of water leaks in multifamily buildings, Donna and Dr. Mansour explore the silent intruder of mold.  Learn how to recognize the signs of mold in living spaces, how it can impact your health, and whether certain types pose greater risks than others.

Lastly, they look at mobile health services that can make your community healthier, especially as many residents choose to age in their own homes. Listen now for pointers on staying healthy for yourself and your community.

Conversation highlights include:

  • Common health challenges people face when living in multifamily buildings, especially during flu and COVID surges
  • How indoor ventilation plays a role in both preventing and spreading illnesses
  • Areas and surfaces within multifamily buildings that residents should pay extra attention to when practicing cleanliness
  • How to recognize signs of mold in living spaces
  • Differences in types of molds and their health impacts
  • Health risks associated with using amenities like the pool or a gym
  • Medical services you can bring to your communities

About Take It To The Board

Think you know what community association life is all about? Think again. Residents must obey the rules, directors must follow the law, and managers must keep it all running smoothly. Take It To The Board explores the reality of life in a condominium, cooperative or homeowners’ association, what’s really involved in serving on its board, and how to maintain that ever-so-delicate balance of being legally compliant and community spirited. Leading community association attorney Donna DiMaggio Berger acknowledges the balancing act without losing her sense of humor as she talks with a variety of association leaders, experts, and vendors about the challenges and benefits of the community association lifestyle.

If you’ve got a question, Take It To The Board with Donna DiMaggio Berger – We Speak Condo & HOA!

Episodes are available for subscription on iTunesAmazon Music, Spotify, YouTube, or listen through any podcast streaming app. You can also click here for the full archive.

Condominium Rule Restrictions of Door-to-Deliveries: A Right or a Convenience?

In today’s world, almost anything you can fathom can be conveniently delivered to your door. Whether it is pet food, medicine, or your next meal, you can have seemingly anything you want delivered without ever leaving the comfort of your condominium unit. But has this convenience become a right? Can a condominium control such deliveries?

Becker’s State Lobbying Update: Week 3, January 22 – January 26, 2024

Healthcare

SB 248 – Medical Negligence by Senator Yarborough

SB 248 by Senator Yarborough proposes changes to the Florida Wrongful Death Act. The act currently allows families to seek compensation for non-economic damages if the Department of Health (DOH) or the Agency for Health Care Administration (AHCA) concludes that a facility or practitioner violated the standard of care, resulting in the death of a patient. This bill aims to clarify that medical expenses resulting from medical negligence may be recovered by a personal representative or waived by a court. It also broadens the class of survivors who can receive non-economic damages in cases of wrongful death caused by medical malpractice. However, such damages are subject to specific findings or determinations by the Agency for Health Care Administration or the Department of Health. In addition, the bill requires the Office of Insurance Regulation to review medical malpractice premium rates. It mandates the Office of Program Policy Analysis and Government Accountability to evaluate the effectiveness of limits on non-economic damages. The bill has passed its first reference committee with a favorable vote of 8 Yeas and 2 Nays. It is now awaiting scheduling for its second committee of reference, Fiscal Policy.

HB 885 – Coverage for Biomarker Testing by Representative Gonzalez Pittman

SB 964 – Coverage of Biomarker Testing by Senator Calatayud

HB 885 by Representative Gonzalez Pittman is an accessibility bill that expands biomarker testing to be covered by Medicaid and Florida Blue. “Biomarker” is a characteristic measured as an indicator of normal biological processes, pathogenic processes, or responses to an exposure or intervention, including therapeutic interventions. “Biomarker testing” is defined as an analysis of a patient’s tissue, blood, or other biospecimen for the presence of a biomarker. A recipient must have access to a transparent and convenient process to request authorization for biomarker testing through an accessible insurance company website. It has passed favorably in its first reference committee with a vote of 15 Yeas and 0 Nays and has yet to be scheduled for its second committee of reference, Appropriations.  Its Senate companion, SB 964 by Senator Calatayud, was referred to three committees and has yet to be heard.

Local Administration

SB 1178 – Condominium and Cooperative Associations by Senator Bradley

HB 1021- Community Associations by Representative V. Lopez

SB 1178 by Senator Bradley proposes new regulations for community association managers (CAMs) and management firms. If the contract is terminated, they must return all community association records within 20 days. These firms must disclose conflict of interest forms and establish a protocol for CAMs to follow in case of a conflict of interest. Failure to disclose a conflict of interest may result in disciplinary action. The bill also includes guidelines for criminal penalties for high-ranking officials who unlawfully solicit or accept a kickback or service of value. Furthermore, the bill defines “hurricane protection” to allow for specific hurricane protection specifications. The bill passed favorably in its first committee with a vote of 5 Yeas and 0 Nays, but it has yet to be scheduled for a hearing in its second committee, Appropriations Committee on Agriculture, Environment, and General Government.  Its House companion, HB 1021 by Representative V. Lopez, was referred to three committees and has yet to be heard.

HB 1195 – Millage Rates by Representative Garrison

SB 1322 – Millage Rates by Senator Ingoglia

HB 1195 by Representative Garrison restricts specific increases in millage rates unless approved by a two-thirds vote of a governing body of a county, municipality, or independent special district unless circumstances allow for it. The bill passed favorably in its first committee of reference with a vote of 15 Yeas and 7 Nays. It is scheduled to be heard in the Local Administration, Federal Affairs & Special Districts Subcommittee on Wednesday, January 31, at 2:00 pm. Its Senate Companion, SB 1322 passed its first committee of reference and is now waiting to be heard in its second committee, Finance and Tax.

SB 812 – Expedited Approval of Residential Building Permits by Senator Ingoglia

HB 665- Expedited Approval of Residential Building Permits by Representative McClain

SB 812 by Senator Ingoglia requires counties with more than 75,000 residents and municipalities with 30,000 residents or more to create a program to expedite the issuing of residential building permits based on an introductory plat and to issue the number of building permits by October 1, 2024. Local governments must update their expedited building permit program with the increased number by December 31, 2027. This requirement must conform to the Florida Building Code and require a local building official and a local governing body to mail a signed, certified letter with specific information to the Department of Business and Professional Regulation and the Department of Commerce. It passed favorably with a vote of 8 Yeas and 0 Nays in its first reference committee. It has yet to be scheduled for a hearing in its second committee, Regulated Industries.  Its House companion, HB 665 by Representative McClain, is scheduled to be heard in its second committee, Local Administration, Federal Affairs & Special Districts Subcommittee on Wednesday, January 31, at 2:00 pm.

HB 481 – Building Construction Regulations and System Warranties by Representative Maggard

SB 612 – Building Construction Regulations and System Warranties by Senator Hooper

HB 481 by Representative Maggard restructures regulations by expanding the extent of work that HVAC contractors do to include specified line-side repairs or replacements and the repair of specified components for dedicated HVAC circuits under certain conditions. It defines a contractor, a mechanical contractor, a Class A air-conditioning contractor, and a Class B air-conditioning contractor. This bill will bar the conditioning of an HVAC system warranty on product registration and designates the entire length of such a warranty’s coverage term to begin on the data a licensed contractor installs the system. It has passed favorably through two committees of reference with a vote of 19 Yeas and 0 Nays. It is scheduled to be heard in its third and final reference committee, Judiciary, on Tuesday, January 30 at 12:30 pm. It is now waiting to be heard in its third and final reference committee. Its Senate companion, SB 612, passed favorably with a vote of 5 Yeas and 0 Nays and is now on the agenda for its second committee on January 29.

HB 825 – Underground Facilities by Representative Koster

SB 708 – Underground Facilities by Senator Burton

HB 825 by Representative Koster amends the Underground Facility Damage Prevention and Safety Act. This act was implemented to identify and locate underground facilities to prevent injury before an excavation or demolition occurred. Sunshine State One-Call of Florida, Inc. (SSOCOF) was created through this act as a free-access notification system to all the owners of underground facilities to ensure that everything goes smoothly. This bill will give excavators three full business days to notify SSOCOF before they can begin excavation. It will extend the time for potentially affected member operators to mark the location of their underground facilities near the planned excavation to three full business days. It will enforce an enhanced civil Penalty for an excavator’s failure to notify a high-priority subsurface installation (HPSI) operator of the time and date for a planned excavation. HB 825 has been placed on the calendar for 2nd reading. The identical SB 708 is making headway in committee with a vote of 6 Yeas and 0 Nays in its first reference committee. It also passed favorably in its second committee, Governmental Oversight and Accountability with a vote of 5 Yeas, 1 Nay.  It is now in its final committee of reference, Rules, and is awaiting a hearing date.

Economic

SB 662 – Virtual Currency Kiosk Businesses by Senator Burton

HB 977- Virtual Currency Kiosk Businesses by Representative (s) Steele and Daley

SB 662 by Senator Burton regulates virtual currency kiosk businesses. The bill defines terms such as blockchain analytics, virtual currency kiosk, business, transaction, and wallet concerning virtual currency. The Office of Financial Regulation of the Financial Services Commission would supervise all registrants. The bill defines a “virtual currency kiosk” as an electronic terminal that acts as a mechanical agent of the owner-operator, enabling it to facilitate virtual currency exchange for fiat currency or other virtual currency for a customer. The bill’s purpose is to reduce fraudulent activities within virtual currency kiosk businesses and protect customers. It has passed the first committee of reference favorably with a vote of 9 Yeas and 0 Nays. It is currently awaiting discussion in the second committee, Appropriations Committee on Agriculture, Environment, and General Government.  A similar bill, HB 977 by Representative Steele and Daley was referred to three committees and is awaiting a hearing.

SB 1098 – Department of Financial Services by Senator DiCeglie

HB 989 – Department of Financial Services by Representative LaMarca

SB 1098 by Senator DiCeglie proposes changes to various sections of the Department of Financial Services (DFS). Some significant changes include creating a new role – the Federal Tax Liaison, renaming the Division of Investigative and Forensic Services to the Florida Division of Investigations, and revising the My Safe Florida Home Program regulations. Additionally, the bill eliminates the need for quarterly reports of the total salary indemnification benefits and reimbursements from each agency to the State Risk Management Trust Fund. The bill passed its first committee with a 9-0 vote and is awaiting review by the second committee, the Appropriations Committee on Agriculture, Environment, and General Government.  A similar bill, HB 989 by Representative LaMarca, was referred to three committees and is awaiting a hearing.

Criminal Justice

SB 796 – Combatting Human Trafficking by Senator Avila

SB 796 by Senator Avila is an all-encompassing bill that updates the information to combat human trafficking. It diversifies the membership for the direct-support organization (DSO) board of directors for the Statewide Council on Human Trafficking. It replaces the human trafficking hotline with the Florida human trafficking hotline to better provide support for Floridians. It requires public lodging establishments to provide human trafficking awareness training to all state employees. Nongovernmental entities (NGOs) will be required to renew or extend a contract with a governmental entity that contains a declaration of facts attesting that they do not use coercion for labor or services. The bill passed favorably with a vote of 6 Yeas and 0 Nays. It is now awaiting to be heard by its second committee, Criminal Justice.

HB 81 – Civil Penalties Under the Gas Safety Law of 1967 by Representative Brackett

SB 366 – Gas Safety by Senator Yarborough

HB 81 by Representative Brackett modifies the civil penalties for violators of Florida’s Gas Safety Law of 1967 to not exceed $257,664 (up from $25,000) for each day the violation continues and $2,576,627 (increased from $500,000) accumulated for any related incidents of violations. The bill has passed through its two committees of reference favorably with a vote of 20 Yeas and 0 Nays and was scheduled for its 2nd reading on January 25. The similar SB 366 bill passed favorably through two committees of reference with a vote of 10 Yeas and 0 Nays. It is now waiting to be scheduled for its third committee, Fiscal Policy.

SB 1362 – Aviation by Senator Harrell

SB 1362 by Senator Harrell updates Florida’s aviation system plan developed by the Department of Transportation. This bill includes the incorporation of “vertiports” – areas or structures meant for aircraft landing, equipped with charging stations for aircraft, restrooms, and accessibility in compliance with the Americans with Disabilities Act. The proposed bill addresses the need for modernization of aircraft. It requires the Florida Department of Transportation (FDOT) to review airport hazard regulations, provide a guidebook and technical resources to local jurisdictions, and appoint a subject matter expert on advanced air mobility (AAM) to serve as a resource to local jurisdictions. The bill received a favorable vote of 6 Yeas and 0 Nays and is now under consideration in its second committee, the Appropriations Committee on Transportation, Tourism, and Economic Development.

 

The Danger of Substituting Artificial Intelligence for Your Attorney

“Don’t confuse your Google Search with My Law Degree.” This is a popular saying found on attorney coffee mugs these days, and this sentiment does not seem so farfetched as we live in a world increasingly dependent on autonomy and artificial intelligence (“AI”). It’s rare to see people without their phone glued to their hands, and not so much for one-on-one conversations with others. Phones have become a portal of vast information. People regularly rely on search engines like Google, platforms like “Siri” and even social media outlets for answers, all of which utilize AI algorithms to dictate outcomes and results for answers. The hype around AI only increased with the release of ChatGPT in late 2022. ChatGPT is praised for its ability to generate sophisticated, human-like responses to questions posed.

Things Associations Should Know About Tax Deed Sales

Every so often associations will unexpectedly receive notice that a tax deed has been applied for in connection with a parcel or condominium unit in the community. Those notices will describe tax certificates, provide a redemption amount, and state the date on which the parcel or unit will be auctioned for unpaid property taxes if the redemption amount is not paid. Board members will often have questions when they review these notices and will need to obtain legal advice about what their associations should do, if anything. Although these matters should be reviewed with legal counsel on a case-by-case basis, there are some general things about tax deed sales that associations should know.

Becker Named to U.S. News & World Report’s “Best Companies to Work For” List

January 30, 2024 – Becker is proud to announce its inclusion in the inaugural list of The Best Companies to Work for Among U.S. Law Firms by U.S. News & World Report. The award reflects Becker’s commitment to employee well-being and job satisfaction across various critical factors.

Guided by a panel of experts, U.S. News & World Report’s editors conducted a rigorous, data-driven analysis of law firms, focusing on the quality of pay and benefits, work/life balance and flexibility, job and company stability, physical and psychological comfort, belongingness and esteem, and career opportunities and professional development.

CEO and Managing Shareholder Gary C. Rosen said, “This recognition reaffirms our dedication to a culture that fosters excellence and the growth and happiness of our people. We are honored to be acknowledged among the ‘Best Companies to Work For among U.S. Law Firms.’”

U.S. News & World Report, known for its unbiased ratings and rankings, is a trusted source helping individuals make informed decisions. The Best Companies to Work For list was not influenced by fees or data provided by firms.

To read the entire list, click here.

About Becker:

Becker, with headquarters in Fort Lauderdale, Fla., is a multi-practice commercial law firm with attorneys, lobbyists, and other professionals at offices throughout the East Coast. More information is available at www.beckerlawyers.com.

Becker’s Washington Weekly: Week of January 29

Congress Back in Town

Both Chambers of Congress are back in town after the House’s recess last week.

Lawmakers continue to negotiate a bipartisan tax proposal and an ongoing Senate-led immigration reform package – both of which the White House has announced its support for. However, the timing for when either item will get to the floor for a final vote remains unclear.

Meanwhile, the House will take up eight bills under expedited procedures this week, including legislation concerning the federal government’s purchasing authority, Secret Service pay, and Post Office designations.

There are also several House immigration-related bills moving through regular order this week which would set new penalties for various violations of immigration law.

House and Senate Members will also participate in several committee hearings this week, including the following:

  • The House Select Committee on the Strategic Competition Between the United States and the Chinese Communist Party (CCP) will hold a hearing examining the CCP’s Support for America’s Adversaries
  • The House Committee on Transportation and Infrastructure will discuss ways to secure shipping against threats in the Red Sea
  • The House Energy & Commerce Committee will discuss sports media rights
  • The Senate Banking, Housing and Urban Affairs Committee will examine AI in the housing industry
  • The Senate Foreign Relations Committee will discuss NATO amid its 75th anniversary

CALL ALERT: Fresh News on The Estoppel Bill (CS/SB 278)

This is the second in a series of weekly updates, each focusing on a Bill that we at CALL believe deserves your close attention. To those of you who answered our call to reach out to legislators on the Senate Fiscal Policy Committee last week, thank you. The Senate Fiscal Policy Committee adopted a strike all amendment, replacing the proposed statutory changes contained within SB 278 with new changes. The resulting bill is the Committee Substitute for Senate Bill 278 (CS/SB 278) addressed herein. The initials CS before a bill number denotes that a Committee Substitute has occurred.

Becker’s State Lobbying Update: Week 2, January 16 – January 19, 2024

Healthcare

“Live Healthy”

SB 7016 – Health Care by Health Policy by Senator Burton
SB 7018 – Health Care Innovation by Health Policy by Senator Harrell

SB 7016 and SB 7018, collectively known as “Live Healthy and a top priority of Senate President Kathleen Passidomo unanimously passed the Senate floor on Thursday, January 18th. The initiative aims to revise and support healthcare innovation, healthcare workforce, healthcare services, healthcare education, and Medicaid. SB 7016 led by Senator Burton allocates $737 million to various programs for incentives like increasing positions for graduate medical students and providing incentives for health care professionals to work in rural areas.

Through a favorable amendment, roughly $96 million of Medicaid spending was cut, and requirements for hospitals to have nonemergent care access plans were modified. The health care screening grant program was renamed in honor of President Passidomo’s parents and provides grants to support nonprofit entities in providing screenings and services for the public. SB 7016 also expands the number of medical residency slots by 500, to increase the number of physicians in the state. It also establishes the Training, Education, and Clinicals in Health (TEACH) Funding Program to increase clinical opportunities. The House companion, HB 1549 by Representative Grant, allocates $548.6 million in state funding. HB 1549 successfully passed its first committee and is now waiting to be heard in its second committee of reference, the Health Care Appropriations Subcommittee. SB 7018 by Senator Harrell focuses mainly on renovating Florida’s healthcare system by creating a healthcare innovation Department that will fund a loan program to allocate $50 million to Floridians to achieve revolutionary healthcare discoveries. Both SB 7016 and SB 7018 are headed to the House floor.

HB 201 – Emergency Refills of Insulin and Insulin-related Supplies or Equipment by Representative Bell
SB 516 – Emergency Refills of Insulin and Insulin-related Supplies or Equipment by Senator Rodriguez

HB 201 introduced by Representative Bell expands the current law on emergency insulin refills.

If a pharmacist is unable to readily obtain refill authorization from a prescriber, the pharmacist is allowed to dispense an emergency refill of insulin and insulin-related supplies or equipment to treat diabetes up to three nonconsecutive times per calendar year. This bill also makes changes to the Florida Comprehensive Drug Abuse Prevention and Control Act. HB 201 has passed favorably in each committee and has been placed on the calendar for a second reading. The Senate companion, SB 516, was referred to three committees and has yet to be heard in any committee.

Education

HB 7039 – Education by Choice & Innovation Subcommittee and Representative Rizo
SB 7000 – Deregulation of Public Schools/ Instructional, Administrative, and Support Personnel

HB 7039 revises requirements relating to the public school system by providing more flexibility in the rules and regulations regarding how school boards conduct their meetings, adopt their budgets, and how they recruit and retain their teachers. HB 7039 passed favorably in its first committee of reference and is waiting to be heard in its final committee of reference, the Education & Employment Committee.

Its Senate companion, SB 7000, unanimously passed the Senate floor and is now waiting to be heard on the House floor.

HB 7025 – Education by Education Quality Subcommittee and Representative Trabulsy
SB 7002 – Deregulation of Public Schools/ School District Finance and Budgets, Facilities, and Administration and Oversight

HB 7025 provides various provisions, including flexibility for district school boards to determine adequate instructional materials and revise PreK-12 Assessments and student assessments for the Department of Juvenile Justice Programs. The bill removes the requirement for a school district to offer a virtual instruction option. The bill also authorizes a school district virtual program to provide the equipment and access necessary for participation to any full-time student enrolled in the program, regardless of income status. The bill has favorably passed its first two committees of reference and is now waiting to be heard in its final committee, the Education and Employment Committee. Its Senate companion, SB 7002, unanimously passed the Senate floor and is now waiting to be heard on the House floor.

HB 1403 – School Choice by Representative Tomkow

HB 1403 by Representative Tomkow is seeking to implement new limits on how voucher money can be spent by establishing firm deadlines for Scholarship Funding Organizations and implementing purchasing guidelines for recipients who received a Family Empowerment Scholarship for students with disabilities. The bill also calls for restricting the purchase of materials to only expenses associated with English, Reading, Social Studies, Science, and Math. HB 1403 passed favorably in its first two committees of reference and is scheduled to be heard in its final committee, the Education & Employment Committee, on Tuesday, January 23rd.

Children and Families

HB 1 – Social Media Use for Minors by Representative (s) Sirois and McFarland

HB 1 by Representative(s) Sirois and McFarland requires social media platforms to prohibit children under the age of 16 from creating an account and to perform reasonable age-verification methods to verify that the age of a person attempting to create an account is 16 years of age or older. The bill provides that if a social media platform violates the requirements for minor users under 16 years of age, it is an unfair and deceptive trade practice actionable under the Florida Deceptive and Unfair Trade Practice Act, solely by the Department of Legal Affairs. A priority for House Speaker Renner, HB 1 passed favorably in its final committee and has been placed on the Special-Order Calendar for Tuesday, January 23rd.

Civil Law

HB 757 – Defamation, False Light, and Unauthorized Publication of Name or Likenesses by Representative Andrade
SB 1780 – Defamation, False Light, and Unauthorized Publication of Name or Likenesses by Senator Brodeur

HB 757 by Representative Andrade aims to compensate constituents who have been victims of defamation through social media and other forms of media. The definition of defamation includes libel, slander, invasion of privacy, or any other tort. A person is only allowed one choice where their damage occurred through radio, television, or the internet. The bill includes artificial intelligence (AI), a relatively modern technology that can mimic human writing and cannot be used to place a person in a false light. This bill cracks down on utilizing social media to libel a person’s name or portray them negatively. HB 757 was favorable to the committee. A similar bill, SB 1780, was introduced to the committee, but a hearing has not yet been scheduled.

Telecommunications 

SB 478 – Designation of Eligible Telecommunication Carriers by Senator Rodriguez
HB 551 – Designation of Eligible Telecommunication Carriers by Representative Barnaby

SB 478 by Senator Rodriguez alters the definition of an eligible telecommunication carrier to mean a telecommunications company or a commercial mobile radio service provider. This alteration is for using these telecommunication carriers as a Lifeline Assistance Plan for qualified residential subscribers. The Public Service Commission can use these eligible telecommunication carriers for the intended purpose. It passed in committee with a vote of 5 Yeas and 0 Nays and is scheduled for another hearing on Wednesday, January 24. The comparable HB 551 was added to the committee agenda on Friday, January 19.

Local Administration 

SB 438 – Term Limits by Senator Ingoglia
HB 57 – County Commissioner Term Limits by Representative Salzman

SB 438 by Senator Ingoglia will require county commissioners to only serve a term limit of 8 years. After that term has expired, it will be another two years until a candidate can run for a different district seat or at-large county commission seat. This bill affects term limits of offices that began on and after November 8, 2022. The committee heard the bill on Tuesday, January 16. The bill passed favorably with a vote of 5 Yeas and 3 Nays. A similar HB 57 was assigned to a committee and was found favorable.

HB 479 – Alternative Mobility Funding Systems by Representative W. Robinson
SB 688 – Alternative Mobility Funding Systems by Senator Martin

HB 479 by Representative W. Robinson revises provisions concerning impact fees and concurrency and provides additional guidance concerning mobility fees. The bill defines “mobility fee” and “mobility plan” to be used within the Community Planning Act. The bill also provides that local governments adopting and collecting impact fees by ordinance or resolution must use localized data available within the previous 12 months of adoption for the local government’s calculation of impact fees. The bill passed favorably in its second committee of reference with a vote of 21 Yeas, 0 Nays. It is now waiting to be heard in its final committee, Commerce. Its Senate Companion, SB 688, passed its first committee of reference and is now waiting to be heard in its second committee with one more to follow.

Becker’s Washington Weekly: Week of January 22

Shutdown Delayed

Lawmakers voted last week to pass another stopgap funding measure to keep the government open on a “laddered” structure through March 1st and 8th (up from January 19th and February 2nd). The move will give Members more time to negotiate a full funding deal for the prior fiscal year.

Meanwhile, the House is out this week while Senators have returned to vote on Amtrak board nominees and continue negotiating a $110 billion package for immigration reform and Ukraine aid. This comes as the House continues to negotiate a bipartisan $78 billion tax proposal that the White House has announced its support for.

Senators will also hold several committee hearings this week, including the following:

  • The Senate Environment and Public Works Committee will hold an oversight hearing of the Toxic Substances Control Act’s implementation
  • The Senate Judiciary Committee will examine the use of AI in criminal investigations and prosecutions
  • The Senate Banking, Housing, and Urban Affairs Committee will discuss the reauthorization of the National Flood Insurance Program

Becker Assists Qianzhi BioTech Company in Merger Agreement with Bowen Acquisition Corp.

Becker & Poliakoff assisted Shenzhen Qianzhi BioTech Company Limited (“Qianzhi BioTech”), a Cayman Islands exempted company, in the negotiation, structuring, and documentation of a definitive Business Combination Agreement for a business combination with Bowen Acquisition Corp. (NASDAQ: BOWN) (“BOWN”). The Becker corporate team served as a U.S. legal advisor and included attorneys, Jie Chengying Xiu, Steven L. Glauberman and Priscilla Bonsu, of the firm’s New York office.

Qianzhi BioTech, based in Shenzhen, China, is a health and wellness-focused biotech company and an early adopter and developer of plant-based and ozonated products for antibacterial, skincare, gynecological, and andrological applications. Upon the closing of the Merger, the combined company is expected to remain a NASDAQ-listed public company trading under a new ticker symbol.  The transaction was announced on January 18, 2024. It is expected to be consummated in the second or third quarter of 2024, subject to regulatory and stockholder approval by the stockholders of BOWN and NewCo and the satisfaction of certain other customary closing conditions.

Read the full press release here.

Becker’s Corporate Practice Group takes pride in being a valued part of our clients’ business team for corporate compliance and transactions, including, M&A, securities and corporate finance transactions, as well as legal issues relating to their operations.  We make it a priority to understand our client’s operations and strategies and develop solutions from a business as well as a legal and regulatory perspective.

About Becker

Becker, with headquarters in Fort Lauderdale, Fla., is a multi-practice commercial law firm with attorneys, lobbyists, and other professionals at offices throughout the East Coast.  More information is available at www.beckerlawyers.com.