Florida’s Housing Bill 837: What Multifamily Owners & Operators Need to Know

 

Disclaimer: This is not legal advice. We are not a lawyer or a law firm. This is our interpretation of HB 837. Please contact a licensed attorney if you need assistance interpreting this or other laws.

 

Florida’s multifamily housing industry is facing a major shift with the passage of Housing Bill 837 (HB 837), Florida’s most recent tort reform statute. Signed into law in 2023, the bill reshapes how property owners and operators manage liability in negligence cases, particularly when it comes to building and property security.

For multifamily communities, this legislation offers both new protections and new responsibilities. By outlining specific safety measures that buildings must have in place, HB 837 provides property owners with stronger defenses against lawsuits. But it also raises the stakes for those who fail to meet these requirements, making proactive investment in security and access control more important than ever.

In this post, we’ll break down what Florida’s HB 837 entails, what it means for multifamily property owners and operators, and how technology like access control systems and security cameras can help ensure compliance while also creating a safer, more convenient environment for residents.

This post covers:

• What is the Florida Housing Bill 837?
• Key requirements for multifamily property owners under HB 837
• Benefits & limitations of HB 837 for multifamily housing
• How technology helps you stay compliant with HB 837
• How ButterflyMX helps multifamily owners navigate HB 837
• How to decide what is best for your property
• Florida House Bill 837 FAQs

 

 

What is the Florida Housing Bill 837?

Florida’s Housing Bill 837 (HB 837), signed into law in March 2023, is a civil litigation reform measure that significantly changes how negligence claims are handled in the state. Known broadly as Florida tort reform HB 837, the law took effect immediately upon passage. For multifamily property owners, the bill outlines new standards for liability and provides protections, but only if specific security measures are in place.

Here are the key elements of HB 837:

• Shortened statute of limitations. Negligence claims must now be filed within two years, down from the previous four. This change is often referred to as the new HB 837 statute of limitations.
• Modified fault allocation. The law changes how liability is distributed in lawsuits, limiting owner exposure in certain cases.
• Defined security standards. Property owners can reduce liability if they implement safety measures such as access control, surveillance cameras, and proper lighting.

In short, HB 837 was designed to reduce excessive litigation while encouraging property owners to adopt proactive security practices. For multifamily communities, it elevates building security from a resident amenity to a legal necessity.

 

Key requirements for multifamily property owners under HB 837

To qualify for the liability protections outlined in Florida’s Housing Bill 837, multifamily property owners must meet a set of minimum security standards. These requirements are designed to reduce crime risks on-site while establishing a baseline level of due diligence for owners and operators.

 

Security measures to qualify for liability protection

Property owners can limit their liability if they implement and maintain the following measures:

• Security cameras at entrances and exits. All common entry and exit points must be equipped with surveillance cameras that record activity and provide clear visibility into who is coming and going.
• Adequate lighting. Parking lots, walkways, and other shared spaces must be well-lit to deter crime and improve resident safety.
• Controlled access systems. Buildings must use secure entry systems such as key cards, fobs, or smartphone-based access control to manage who can enter.
• Employee background checks. All staff must undergo background screening to ensure a safe and secure environment for residents.
• Records and signage. Properties must keep accurate access and incident records and display signage that informs residents and visitors about the building security measures in place.
• CPTED. Owners and managers must complete a CPTED assessment by law enforcement or a certified CPTED practitioner by January 1, 2025, and every three years thereafter.

These measures not only help property owners comply with the law but also create a safer environment for residents, visitors, and staff.

 

Reduced statute of limitations

Another significant change under HB 837 is the reduction of the statute of limitations for general negligence claims. Residents or visitors now have two years instead of four to file a negligence lawsuit.

For property owners, this shortens the window of potential exposure to claims and helps resolve disputes faster. However, it also means that the security measures outlined above carry even more weight, because demonstrating compliance can be the difference between liability protection and costly litigation.

 

Benefits & limitations of HB 837 for multifamily housing

Florida’s Housing Bill 837 creates new opportunities for multifamily property owners to protect themselves legally, while also raising expectations around resident safety. Understanding both the benefits and limitations of the law is essential for making informed decisions about compliance.

 

Benefits

For property owners, the biggest advantage of HB 837 is reduced liability exposure. By meeting the bill’s outlined security standards, owners gain stronger legal protections in negligence cases. This not only helps defend against frivolous lawsuits but also provides clearer guidelines on what courts will consider “reasonable” security practices.

From a resident’s perspective, these same measures translate into tangible safety improvements. Cameras at entrances, brighter walkways, and controlled access points all create an environment where residents feel more secure. As a result, compliance with HB 837 can also become a marketable amenity, helping properties attract and retain tenants.

 

Limitations

However, compliance with HB 837 does not come without challenges. Owners must still make upfront investments in cameras, access control systems, and lighting, as well as commit to maintaining them over time. Smaller operators, in particular, may find these requirements financially or operationally burdensome.

It’s also important to note that compliance doesn’t guarantee complete immunity from lawsuits. Instead, it strengthens an owner’s defense if an incident occurs. In other words, HB 837 reduces liability risk, but it doesn’t eliminate it entirely.

Beyond property liability, HB 837 also affects areas such as how medical bills are presented in personal injury cases and how attorney fees may be recovered, though for multifamily operators, the most critical changes are tied to security requirements.

 

How technology helps you stay compliant with HB 837

Meeting the requirements of Florida’s Housing Bill 837 doesn’t just come down to policies; it depends on the right technology. Upgraded security systems play a crucial role in creating a safe environment, documenting compliance, and ensuring that owners can demonstrate they’ve taken reasonable steps to protect residents.

Technology that helps you stay compliant with HB 837 includes:

• Access control systems
• Security cameras
• Centralized management

 

Discover how ButterflyMX works: 

 

Access control systems

Modern access control systems provide far more security than traditional locks and keys. Key card, fob, or smartphone-based systems help ensure only authorized residents, staff, and visitors can enter the property. Just as importantly, these systems create detailed audit trails, recording exactly who entered and when. This is invaluable documentation if an incident leads to legal action.

 

Security cameras

High-quality surveillance cameras are another core requirement under HB 837. Installing cameras at all entrances and exits allows owners to monitor activity and gather video evidence when needed. Cloud-connected cameras also enable remote access, so operators can review footage at any time without being physically on-site.

 

Centralized management

Managing multiple systems across a large property, or portfolio of properties, can be challenging. That’s why centralized, cloud-based platforms are increasingly essential. A unified dashboard for cameras, access control, and records makes it easier to maintain compliance, reduce manual oversight, and ensure nothing slips through the cracks.

 

How ButterflyMX helps multifamily owners navigate HB 837

Florida’s HB 837 makes one thing clear: multifamily properties need reliable, well-documented apartment security systems. ButterflyMX offers an ecosystem of access control and video solutions that not only meet the bill’s outlined requirements but also simplify day-to-day operations for owners and managers.

The ButterflyMX ecosystem includes:

• Video Intercoms and Access Control
• Security Cameras
• Full ecosystem

 

Video Intercoms and Access Control System

With the ButterflyMX Video Intercom and Access Control System, residents can open doors, gates, and garages right from their smartphones. Every access event is logged, creating a digital record that demonstrates compliance with HB 837’s requirement for controlled entry. For owners, these detailed audit trails serve as valuable evidence in the event of a dispute while also reducing the costs of rekeying or replacing physical credentials.

 

Security Cameras

ButterflyMX Dome and Bullet Security Cameras provide continuous monitoring at building entrances and exits, exactly where HB 837 requires surveillance. Cameras are weather- and impact-resistant, deliver high-definition footage day and night, and integrate directly with access events. This means every door opening or visitor entry can be linked to video, strengthening your legal defense and boosting resident peace of mind.

 

Full ecosystem

All ButterflyMX solutions connect to the same cloud-based dashboard, allowing managers to oversee Intercoms, Cameras, Keypads, and even Vehicle Access Control points from one platform. This centralized approach reduces the administrative burden of maintaining compliance while also ensuring that every requirement, from record-keeping to monitoring, is consistently met across the property.

 

How to decide what is best for your property

Florida’s HB 837 sets clear expectations for multifamily security, but how you meet those requirements will depend on your property’s size, budget, and resident needs. The key is to think beyond bare compliance and invest in systems that strengthen both legal protection and tenant satisfaction.

Start by conducting a thorough assessment of your existing security infrastructure. Do you already have cameras at every entrance and exit? Are your parking lots and walkways well-lit? Do you have a reliable access control system that records entry activity? Identifying gaps against HB 837’s checklist is the first step.

Next, consider how your chosen systems will impact daily operations. Access control and camera systems that integrate into a single platform save time for managers, reduce the chance of missed records, and ensure compliance across the board. Scalable solutions are also important. If your property expands or your security needs grow, your technology should adapt with you.

Finally, weigh resident experience alongside compliance. Tenants expect secure, modern living environments where safety measures don’t come at the expense of convenience. Smartphone-based access, video verification, and reliable monitoring aren’t just legal safeguard; they’re also amenities that help attract and retain residents.

By balancing compliance, operations, and resident expectations, multifamily owners can choose security solutions that make their properties safer, more resilient, and more competitive.

 

Florida House Bill 837 FAQs

• How does HB 837 impact multifamily housing owners?
• What security measures are required under HB 837?
• Does compliance with HB 837 eliminate liability for property owners?
• How can access control systems help with HB 837 compliance?
• What is the new law in Florida for personal injury?
• What is the new law in Florida for code enforcement?
• Is HB 837 retroactive?
• Does HB 837 affect medical bills or attorney fees?

 

How does HB 837 impact multifamily housing owners?

The bill reduces exposure to negligence claims by providing a stronger legal defense for owners who meet its security requirements. It also shortens the statute of limitations for negligence lawsuits from four years to two, limiting the window for residents or visitors to file claims.

 

What security measures are required under HB 837?

To qualify for liability protection, multifamily owners must:

• Install and maintain cameras at all entrances and exits.
• Ensure parking lots, walkways, and common areas are well-lit.
• Use controlled access systems such as key cards, fobs, or smartphone-based entry.
• Conduct background checks on employees.
• Keep proper records and display appropriate signage.

 

Does compliance with HB 837 eliminate liability for property owners?

No, compliance with HB 837 does not guarantee immunity from lawsuits. Instead, it provides stronger legal protections by showing that owners took reasonable steps to ensure resident safety.

 

How can access control systems help with HB 837 compliance?

Modern access control systems log every entry, creating an audit trail that supports liability defense. Smartphone-based systems, like ButterflyMX, also improve resident convenience while helping properties meet HB 837’s requirement for controlled entry.

 

What is the new law in Florida for personal injury?

HB 837 is the state’s most recent reform impacting personal injury claims. It shortens the statute of limitations for filing negligence and personal injury lawsuits from four years to two and changes how fault is allocated when multiple parties are involved.

 

What is the new law in Florida for code enforcement?

HB 837 does not address code enforcement. Florida code enforcement laws relate to property maintenance and building standards, which are separate from civil liability reform. Property owners should be aware of both areas of law to remain compliant and reduce risk.

 

Is HB 837 retroactive?

No. HB 837 is not retroactive. It applies only to lawsuits filed after its effective date in March 2023.

 

Does HB 837 affect medical bills or attorney fees?

Yes. In addition to changing liability standards for property owners, HB 837 also redefined how medical bills can be introduced in personal injury cases and placed new limits on attorney fees in civil litigation.

Learn more about ButterflyMX

Fill in the form below, and we'll email you right back.

Have questions?

Fill in the form below, and we'll email you right back.