HB 837 Security Requirements: A Complete Checklist for Multifamily Property Owners

Florida multifamily property owners and managers continue to adjust to the requirements created under HB 837. One of the most important provisions for apartment communities is Florida Statute 768.0706, which creates a presumption against liability in certain negligent security claims when qualifying multifamily properties substantially implement specific security measures.

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Because the law is often discussed in broad terms, many property teams are still asking a basic question: what exactly is required?

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This guide breaks down the seven main security measures commonly reviewed under Florida Statute 768.0706 and explains what each one means in practice for multifamily properties.

Why the Checklist Matters

For qualifying multifamily residential properties in Florida, the statute ties liability protection to substantial implementation of listed security measures, along with a qualifying CPTED assessment and employee training. That makes documentation, maintenance, and follow-through just as important as installation.

Property managers should also remember that compliance is not just about buying equipment. The statute focuses on whether the required measures are in place and whether the property remains in substantial compliance over time.

Requirement 1: Security Cameras at Entry and Exit Points

Florida Statute 768.0706 requires a camera system at points of entry and exit that records and retains footage for at least 30 days.

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In practical terms, that means property managers should confirm:

• Cameras cover the relevant entry and exit points
• Video recordings are actually retrievable
• Storage settings allow footage retention for at least 30 days
• The system is functioning consistently, not just installed

This requirement is important because a camera system that is poorly placed, not recording, or overwriting footage too early may not support the property’s compliance position.

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If you need help reviewing camera coverage as part of a broader property evaluation, learn more about our CPTED assessment services.

Requirement 2: Parking Lot Lighting

The statute specifically addresses parking lot lighting. It requires lighting that averages at least 1.8 foot-candles in parking areas.

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For property managers, this means parking lot lighting should be reviewed as a measurable condition, not just a general impression of whether the lot looks bright enough.

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A proper assessment should evaluate:

• Whether lighting levels are sufficient across the lot
• Whether dark areas exist near parked vehicles or drive aisles
• Whether fixture placement creates uneven coverage
• Whether lighting performance remains consistent over time

Because lighting is specifically named in the statute, parking lot deficiencies should usually be treated as a priority issue.

Requirement 3: Lighting for Walkways, Common Areas, Laundry Rooms, and Porches

Florida Statute 768.0706 also requires lighting for walkways, common areas, laundry rooms, and porches. The law states this lighting must operate from dusk to dawn or by photocell control or similar technology.

This part of the checklist is often overlooked because managers may focus only on parking lots. But lighting conditions along pedestrian routes and in shared-use spaces can affect visibility, natural surveillance, and resident safety just as much.

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Property teams should review:

• Walkways between buildings
• Amenity routes and gathering spaces
• Laundry room access and surroundings
• Residential building porches and entry paths
• Whether fixtures are operating on a consistent schedule

A nighttime review is usually necessary because these issues often do not appear clearly during the day. Our assessment structure specifically includes nighttime property and neighborhood review.

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If lighting is one of your main concerns, you can also review our Florida Statute 768.0706 compliance page for more detail on how these requirements fit into the broader compliance picture.

Requirement 4: 1-Inch Deadbolt Locks on Dwelling Unit Doors

The statute requires at least a 1-inch deadbolt on each dwelling unit door.

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This is one of the more straightforward items on the checklist, but it still requires verification. Property managers should not assume all existing locks meet the standard without inspection.

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A review should confirm:

• Each dwelling unit door has a deadbolt
• The deadbolt throw meets the 1-inch standard
• The hardware is functional and properly installed
• Repairs and replacements are documented

This is a basic physical security measure, but it is directly identified in the statute and should be part of any formal compliance review.

Requirement 5: Window and Sliding Door Locking Devices

Florida Statute 768.0706 also requires locking devices on windows and exterior sliding doors.

This requirement matters because window and sliding door vulnerabilities are often missed during routine maintenance. Locks may be damaged, missing, outdated, or not consistently checked between residents.

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Property managers should review:

• Ground-floor windows
• Accessible windows near common areas or exterior corridors
• Sliding glass doors
• Replacement units or renovated units
• Maintenance procedures for hardware inspection

As with other items on the checklist, documentation matters. If repairs or replacements are needed, those actions should be tracked.

Requirement 6: Locked Pool Gates with Controlled Access

The statute requires locked pool gates with access control.

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This does not just mean having a gate at the pool area. The gate should be secured, functional, and consistently maintained as part of the property’s overall access control measures.

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A pool access review should look at:

• Whether gates are locked and operational
• Whether access control is functioning properly
• Whether fencing and gate hardware are in good condition
• Whether the pool perimeter creates obvious vulnerabilities

For many properties, pool areas are a recurring concern because gates may fall out of adjustment, latches may fail, or access control systems may not be maintained consistently.

Requirement 7: Door Viewers or Peepholes on Unit Doors

Florida Statute 768.0706 requires a door viewer or peephole on each dwelling unit door.

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This is another simple requirement on paper that still needs to be checked in the field. Property managers should verify:

• Each applicable unit door has a functioning viewer
• The viewer is not missing, painted over, or damaged
• Replacements are made promptly when hardware fails

Like locks and lighting, this is a relatively small item that still contributes to the broader compliance picture.

Two Additional Requirements Property Managers Should Not Ignore

Although this article focuses on the seven physical security measures often discussed in a practical checklist, Florida Statute 768.0706 also requires two additional elements that are critical to the presumption against liability.

CPTED Assessment

By January 1, 2025, the property must have a CPTED assessment completed and documented by a law enforcement agency or a Florida Crime Prevention Through Environmental Design practitioner designated by the Florida Crime Prevention Training Institute. The assessment must be no more than three years old, and the owner or principal operator must remain in substantial compliance with the assessment.

Our process includes crime statistics review, daytime and nighttime assessment, camera system review when present, and formal reporting of site context, observations, and considerations. To understand what that process includes, visit our CPTED assessment services.

Employee Crime Deterrence and Safety Training

The statute also requires proper crime deterrence and safety training for employees, with training reviewed and updated every three years. This is important because some property teams focus only on physical hardware and overlook the training side of the law. To see how this fits into your compliance efforts, learn more about our crime prevention training.

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What “Substantial Compliance” Means in Practice

A common mistake is treating the statute like a one-time checklist. In reality, substantial compliance depends on whether the required measures are in place and maintained over time.

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For property managers, that usually means:

• Verifying that required equipment is present and functioning
• Fixing deficiencies promptly
• Keeping documentation of assessments, repairs, and training
• Rechecking lighting, locks, gates, and cameras on a regular basis
• Treating the CPTED report as an active compliance tool, not a file to store and forget

Common Gaps Property Managers Should Watch For

Even when a property appears generally secure, common issues can still create problems, including:

• Cameras installed but not retaining 30 days of footage
• Uneven parking lot lighting
• Walkway or porch lighting failures
• Deadbolts or sliding door locks that do not meet the required standard
• Pool gates that are not reliably secured
• Missing or damaged peepholes
• CPTED assessments that are out of date
• Training records that are incomplete

These are the kinds of issues that should be identified before an incident, not after one.

What to Do Next

HB 837 changed how Florida multifamily property owners think about site security, documentation, and liability. For properties seeking the protections tied to Florida Statute 768.0706, the nine requirements should be reviewed as an active compliance process rather than a one-time project.

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For many property managers, the most useful next step is a formal assessment that identifies specific deficiencies, documents current conditions, and produces a written report that can support compliance and due diligence. Contact Tricorn Assessment Group to discuss your property and schedule an assessment.