Florida House Passes Live Local Act Update, Further Limiting Local Zoning Powers

Measure aims to boost affordable housing, but critics say it undermines home rule

Published on Mar. 4, 2026

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The Florida House has passed an update to the 3-year-old Live Local Act, which further expands the state's ability to preempt local zoning and development rules in the name of increasing affordable housing. The bill would require cities and counties to allow apartment buildings or mixed-use projects in many commercial and industrial areas if at least 40% of units are set aside as affordable housing. It would also limit local restrictions on the height and design of these developments and mandate easier approval for accessory dwelling units. While supporters say the changes are needed to overcome 'NIMBY' resistance to new housing, critics argue the measure undermines home rule and the ability of local governments to make decisions for their own communities.

Why it matters

The Live Local Act update is part of an ongoing debate in Florida over the balance of power between state and local governments when it comes to issues like zoning and development. Proponents argue state intervention is necessary to address the state's affordable housing shortage, while opponents say the measure strips away the decision-making authority of cities and counties. The outcome could have significant impacts on the ability of local communities to shape their own growth and development.

The details

The House bill (HB 1389) would make several changes to state law, including: requiring cities and counties to allow apartment buildings or mixed-use projects with at least 40% affordable units in many commercial and industrial areas; limiting local restrictions on the height and design of these developments; mandating easier approval for accessory dwelling units; and updating housing discrimination laws to make it harder for local governments to reject affordable housing projects based on how they are financed. The measure also waives sovereign immunity protections for certain housing discrimination claims against the state or local governments.

  • The Live Local Act was first passed by the Florida Legislature in 2023.
  • The House voted 76-29 to pass the update (HB 1389) on March 4, 2026.
  • The Senate version (SB 1548) awaits a floor vote after clearing all committees.

The players

Mike Redondo

Republican state representative and sponsor of HB 1389.

Alex Calatayud

Republican state senator and sponsor of the Senate version (SB 1548) of the Live Local Act update.

Christine Hunschofsky

Democratic state representative who initially supported the bill but changed her mind after an amendment was added.

Felicia Robinson

Democratic state representative who questioned why the bill is removing local governments' ability to opt out of certain provisions.

Kelly Skidmore

Democratic state representative who likened the Legislature's constant preemption to "helicopter parenting" of local communities.

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What they’re saying

“Although we do have some very great local governments that are doing the best they can, not all of them are, and that's exactly why our voters elected us to come up here and try and fix that issue.”

— Mike Redondo, State Representative (floridapolitics.com)

“I constantly hear about this need for affordable housing. And we have this problem, NIMBY — 'not in my backyard.' It's a real thing.”

— Mike Redondo, State Representative (floridapolitics.com)

“We're adding another burden onto the locals. And then we're not allowing them any flexibility for their community.”

— Christine Hunschofsky, State Representative (floridapolitics.com)

“I understand the thing with affordable housing. I think that our local elected leaders understand that too. I think they're doing the best that they can within their communities. But now we're taking away their option to decide.”

— Felicia Robinson, State Representative (floridapolitics.com)

“The more that we think that we know best here in Tallahassee, even though many of you come from local government and know that that's not true, the worse we're making it for our communities at home.”

— Kelly Skidmore, State Representative (floridapolitics.com)

What’s next

The Senate version of the Live Local Act update (SB 1548) awaits a floor vote after clearing all committees. If passed by the Senate, the bill would then go to the governor for signature or veto.

The takeaway

The Live Local Act update reflects an ongoing tension in Florida between the state government's desire to boost affordable housing and local governments' concerns about preserving their ability to make decisions for their own communities. The outcome could have significant impacts on the balance of power between state and local control over zoning and development.