Florida Senate Passes Landmark Data Center Regulation Bill 37-0
SB 484 unanimously passed the Florida Senate, establishing first-of-its-kind protections against data center cost-shifting and foreign ownership while requiring water management and banning developer NDAs.
In a rare display of bipartisan unity, the Florida Senate voted 37-0 to pass SB 484, a landmark bill that could fundamentally change how hyperscale data centers operate in the state. The bill, sponsored by Senator Bryan Avila (R-Hialeah), establishes the most comprehensive framework for regulating large-load electricity customers that any state has enacted to date.
What the Bill Does
SB 484 targets "large-load customers" — facilities that demand 50 megawatts or more of electricity. For context, a single hyperscale data center can consume as much power as a small city. The bill's core provisions address five major areas of concern.
Preventing Cost-Shifting to Homeowners
The bill's centerpiece is a requirement that the Public Service Commission (PSC) establish specific tariffs for large-load customers. These tariffs must include:
- Contributions in aid of construction — data center developers must pay upfront for the infrastructure needed to serve their enormous power demands, rather than spreading those costs across all ratepayers
- Demand charges — pricing that reflects the actual cost of maintaining capacity for facilities that can draw massive amounts of power
- Take-or-pay provisions — if a data center commits to a certain level of power usage, it must pay for that capacity even if it doesn't use it all
- Early termination fees — if a facility shuts down or relocates, it can't leave ratepayers holding the bag for infrastructure investments
This matters because in Virginia — which hosts more data centers than anywhere else in the world — residential electricity rates have risen dramatically as utilities build out infrastructure to serve data center demand. Dominion Energy customers have seen rate increases directly tied to data center expansion.
Banning Foreign Ownership
SB 484 prohibits "foreign entities of concern" from owning or operating large-load customer facilities in Florida. This provision addresses growing national security concerns about adversary states gaining access to critical data infrastructure. The definition aligns with federal frameworks used by CFIUS (the Committee on Foreign Investment in the United States).
Water Management
The bill requires distinct consumptive use permitting for large-load facilities, separate from the permitting process used for residential and agricultural users. Data centers that use evaporative cooling can consume millions of gallons of water per day — a critical concern in Florida, where communities depend on the aquifer for drinking water.
NDA Restrictions
Perhaps most significantly for communities like Arden, SB 484 prohibits local governments from entering into non-disclosure agreements with data center developers during the planning and approval process. This directly addresses a pattern seen across the country where developers use NDAs to prevent public discussion of proposed facilities until plans are too far along to stop.
Reclaimed Water Requirement
Large-load facilities must use reclaimed water for cooling where available, reducing their draw on the potable water supply.
Committee History
SB 484's path through the Senate demonstrated broad support:
- Regulated Industries Committee: Passed 8-0
- Community Affairs Committee: Favorable report
- Rules Committee: Approved for floor vote
- Full Senate: Passed 37-0
No senator voted against the bill at any stage, reflecting the bipartisan consensus that data center development needs guardrails.
The Companion Bill
SB 484 has a companion bill in the House — HB 1007, sponsored by Rep. Griff Griffitts (R). While the bills share many provisions, HB 1007 goes further by establishing a specific 5-mile buffer zone between hyperscale facilities and residential areas. HB 1007 passed the State Affairs Committee 24-1 and awaits a full House vote.
For the bill to become law, the House must pass its version, and any differences between the two chambers must be reconciled in conference before being sent to Governor DeSantis for signature.
What This Means for Arden
If SB 484 becomes law by its effective date of July 1, 2026, it would apply to Project Tango in several ways:
- Cost protections: FPL would need to establish specific tariffs for the facility, preventing rate increases from being passed to Arden homeowners
- NDA transparency: Any past agreements between the developer and Palm Beach County would be subject to scrutiny
- Water permitting: The facility would need separate consumptive use permits, opening a new avenue for environmental review
- Foreign ownership screening: The developer's ownership structure would need to comply with the foreign entity prohibition
The April 23 county commission hearing falls before the July 1 effective date, but the bill's passage sends a powerful signal to commissioners about the direction of state policy.
How You Can Help
Contact your state representative and urge them to support HB 1007, the House companion to SB 484. The House must act before the legislative session ends on March 13 for the bill to reach the governor's desk this year.
Join the class action lawsuit to protect your property rights and hold developers accountable for the lack of disclosure about Project Tango.
Sources
- SB 484 — Florida Senate Bill Tracker
- SB 484 Bill Text (PDF)
- WUSF: "Florida Senate unanimously passes data center regulation bill"
- Florida Politics: "Bryan Avila's data center bill clears Senate"
- The Capitolist: "Bipartisan support for data center regulation grows"
- Holland & Knight: "Florida Legislature Takes on Data Center Regulation"