A new Florida law aimed at enhancing resident safety and shielding property owners from liability in the event of criminal acts occurring on their property is now in effect. And while compliance is crucial to property owners and managers in Florida with properties consisting of five or more units, the new law should also serve as a wake-up call for property managers nationwide, as they consider their own practices surrounding video surveillance and other security measures.

Florida House Bill 837, effective as of the start of this year, creates a high legal and financial risk for property owners who fail to install certain security measures, including cameras. Its passage also illustrates a few things you probably already know: that security cameras help deter crime, and that they're the best way to document and resolve criminal or negligent acts.

What does the new law require?

The law requires that property owners install a range of security measures, including 1" deadbolt locks, locking devices for windows and exterior doors, and peepholes or doorviewers. In addition, HB837 requires that parking lots and other specified public areas be lit to a minimum standard. It also requires regular assessments of the properties' safety design and training in crime prevention for property employees.

Most relevant to property managers, though, is the requirement that is the most technically demanding: that video cameras cover both front and rear entrance areas, with footage retained for at least 30 days. (That requirement is easily met with Eagle Eye's retention offerings, and can be increased to meet even higher standards.)

By meeting these requirements, property owners benefit from a legal presumption against liability in connection with crimes that occur on their premises (and which aren't committed by employees or agents of the owner or operator). That presumption disappears, though, if the requirements aren't met, exposing owners and managers to considerable liability.

How can owners and managers ensure compliance?

Like all laws governing business practices, you may be able to coast without meeting its demands -— for a time. The text of the new law is straightforward, though; if you manage a multifamily property in Florida, you are already required to comply with its terms, including physical security and training requirements.

Property owners who haven't yet installed a surveillance system that meets the minimal requirements set out by the new law are on notice and could face considerable liability if a crime takes place in a property area addressed by the law but left uncovered by cameras. In addition, property employees, including managers, must complete crime-prevention training and ensure that their properties have completed Crime Prevention Through Environmental Design (CPTED) assessment.

The outlook beyond Florida

While this law has no direct effect on multifamily properties outside of Florida, that doesn't mean it's not worth monitoring for property owners and managers elsewhere, especially for those with properties in both states.

Florida serves as a bellwether state in multifamily, with breakneck construction (nearly 78,000 new units completed in 2024, a new state record). As a result, laws in Florida are likely to be examined by legislators in other states as well.

For properties both inside and outside Florida, it's important to remember that state or local regulations like this one establish only a lower bound. For larger properties, especially, cameras should cover much more than the two most common entrance areas. Pools and other community recreation areas, for instance, are frequently the site of injuries; cameras can help establish that safety protocols are being followed. Other common areas, including shared mailboxes or package delivery areas, can benefit from the deterrence offered by surveillance cameras.

A practical upshot

With those pragmatic truths in mind, the requirements in HB837 also serve as a reasonable, minimal set of best practices for property owners in any state. Whether required by a parallel law or not, regular ongoing property assessments and upgrades are part of good security hygiene. Reducing liability, and protecting residents' personal property as well as their peace of mind, are sufficient reasons to be sure those assessments ask the same kind of questions that Florida property managers must now answer.

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Regulation

How multifamily managers should consider Florida’s new law