Florida Friendly Landscaping ™in Our Courts

April 16, 2014

Pre‐2009 Statute

FS 720.3075(4)Homeowners' association documents, includingdeclarations of covenants, articles ofincorporation, or bylaws, entered after October1, 2001, may not prohibit any property ownerfrom implementing Xeriscape or Florida‐friendlylandscape, as defined in s. 373.185(1), on his orher land.

The StatuteFS 720.3075(4)

(a) The Legislature finds that the use of Florida‐friendlylandscaping and other water use and pollution preventionmeasures to conserve or protect the state’s water resourcesserves a compelling public interest and that the participation ofhomeowners’ associations and local governments is essentialto the state’s efforts in water conservation and water qualityprotection and restoration.

FS 720.3075(4)

(b) Homeowners’ association documents, includingdeclarations of covenants, articles of incorporation, or bylaws,may not prohibit or be enforced so as to prohibit any propertyowner from implementing Florida‐friendly landscaping, asdefined in s. 373.185, on his or her land or create anyrequirement or limitation in conflict with any provision of part IIof chapter 373 or a water shortage order, other order,consumptive use permit, or rule adopted or issued pursuant topart II of chapter 373.

FS 373.185

(1)(b) “Florida‐friendly landscaping” means quality landscapes thatconserve water, protect the environment, are adaptable to local conditions,and are DROUGHT TOLERANT. The principles of such landscaping includeplanting the right plant in the right place, efficient watering, appropriatefertilization, mulching, attraction of wildlife, responsible management of yardpests, recycling yard waste, reduction of stormwater runoff, and waterfrontprotection. Additional components include practices such as landscapeplanning and design, soil analysis, the appropriate use of solid wastecompost, minimizing the use of irrigation, and proper maintenance.

FS 373.185

(3)(b) A deed restriction or covenant may not prohibit or be enforced so asto prohibit any property owner from implementing Florida‐friendlylandscaping on his or her land or create any requirement or limitation inconflict with any provision of part II of this chapter or a water shortageorder, other order, consumptive use permit, or rule adopted or issuedpursuant to part II of this chapter.

WHAT DOES IT ALL MEAN

Homeowners association (HOA) covenants, restrictions andordinances may not prohibit Florida-Friendly Landscaping™practices.

Does not invalidate HOA architectural controlcommittees or landscaping committees. It does applyreasonable limits.

REMEMBER FS 373.185 – DROUGHT TOLERANT

Prohibits HOA mandates that require:

• Water-wasting practices such as overwatering of plantsor inappropriate site design.

• Inappropriate placement of plants such that regularirrigation is required to keep the plants healthy.

• Excessive or improper fertilization.

• Excessive use of pesticides.

• Violation of water management district water userestrictions. HOAs don’t care about this.

Forbids prohibitions on:

• Reasonable and appropriate use of mulch.

• Plants attractive to wildlife such as butterfly or hummingbird gardens or other non-nuisance wildlife.

• Attractive, well-suited plants in the landscape in favor of other plants that are less suitable to the site (wrong plant, wrong place).

• Swales or rain gardens, waterfront buffers or other protective practices.

• Composting bins, rain barrels, etc.

Does not prohibit reasonable limits on Florida-friendly landscaping, such as requirements to be well maintained, or limit particular elements of a Florida-friendly landscape — such as a butterfly garden, composting bin or rain barrel — to a backyard, side area or screened area, where feasible.

The Principles

1. Planting the right plant in the right place.2. Efficient watering. 3. Appropriate fertilization4. Mulching 5. Attraction of wildlife. 6. Responsible management of yard pests. 7. Recycling yard waste. 8. Reduction of storm water runoff. 9. Waterfront protection. 

Problem #1

Interpretation

Who Interprets?

• The homeowner?

• The HOA board of directors?

• The community association manager?

• The association attorney?

Problem #2HOA Lawyers Don’t Get It –

• They think a plant designated as FFL for one region is FFL for the wholestate

• They think if a plant or grass grows well on one lot in the community it’sgood for the whole neighborhood

Sample plant lists and designs for four Florida Regions —North, North Central, South Central, and South:

• FFL Book Zone 8A-8B• FFL Book Zone 9A• FFL Book Zone 9B This would completely confuse most of them• FFL Book Zone 10

Problem #3

You Guessed It!! The Lawyers (Again)There’s no remedy for homeowners in the statute other than to expend large sums of money for legal fees to protect their rights.  HOA lawyers motto – “do now, defend later!” because they know chances are you can’t afford to stand up for your rights.

• Utility location and building easements • Areas of sun, shade, and part shade • Views from the house, street and the neighbors • Direction of water flow • Low areas and high points • Soil characteristics (type) • Vegetation to keep • Exotic, invasive vegetation to remove 

• Location of gutter/downspouts • Location of irrigation heads • House type (architecture) • Color and materials of house and hardscape • Window and door locations, height of windows • Depth of building overhangs • Circulation routes • Maintenance problems (inaccessible areas, bare spots, erosion, etc.) 

NEED THE COURTS TO LOOK AT THE FACTORS AND UNDERSTAND THE FACTORS

My First FFL Case 2008 Bay Hill

Even after a harsh winter the landscaping still looked pretty good, but the HOA went as far as to measure the plants and sued the clients because the plants were ½” higher than their guidelines.

Settled out of courtOwner elected to BOD

2010 Case

• Client submitted ARB applications for rain barrels, jasmine ground cover, FFL plants

• Typical HOA action – we never received it (same as Parker case)

Current Status:   Lack of Prosecution

CURRENT CASE: PARKER

Current Status:   Lack of Prosecution

CURRENT CASE: WILCOX

ISSUE:  HOA organized as a condominium;  refused to fix land behind client’s house when sinkhole developed; nothing would grow in the area so client spent $30,000 repairing and installing permeable pavers;  HOA sues saying non‐permeable pavers not allowed.

fyn.ifas.ufl.edu/professionals/services.htm

ADOPT Florida‐Friendly Landscaping Model Covenants, Conditions and Restrictions for New and Existing Community Associations.

SOLUTIONS FOR HOAs

http://fyn.ifas.ufl.edu/community_association_kit.htm

SOLUTION:  TIP #2

Educate your homeowners and the board of directors for HOAs

Litigation is expensive, so be proactive and implement policies and procedures for avoiding litigation.

Sorrentino v. River Run Condo. Ass’n925 So. 2d 1060; 2006 Fla. App.

• Case is about skylights, which are protected under FS 163• Homeowners did not get association’s permission• Court ruled the skylights were protected• Court also ruled the homeowners should have gotten 

permission, but since no damage was done the association could not seek to have them removed

• Court said if the association had doubts about the skylights it should have investigated further before denying application

“…lawsuit was filed by the Association after it was put on notice that the devices had been installed and were protected by  section 163.04, and that under the terms of the statute it could not arbitrarily refuse permission to install them.”