"An association or any architectural, construction improvement, or other such similar committee of an association may not require a building permit to be issued by a governmental authority to a parcel owner as a prerequisite for review by the association or committee concerning the construction of structures or improvements on the parcel." That sentence became paragraph (1)(c) of Florida Statutes section 720.3035 on July 1, 2026. The Governor signed it as part of Chapter 2026-63 on May 6.
That same month, the Rosemary Beach Property Owners Association brought on new reviewers for every exterior change in town. Denise LeBlanc-Bock and Douglas Bock started as Co-Town Architects in July 2026. For anyone buying an existing Rosemary Beach home with plans to repaint, replace windows, re-roof or redo the garden, the people doing the review and the state rules for HOA review both changed in the same summer.
A Code With Its Own Gatekeeper
Rosemary Beach's design rules don't live in the county zoning code. The POA describes its Code as five parts: the Regulating Plan, Urban Regulations, Architectural Regulations, Landscaping Regulations and Design Review Procedures. Together they govern "development, construction, and maintenance" of buildings in town. The POA administers and enforces the Code, and the Town Architect handles compliance. The POA's architecture materials describe 12 basic lot types and guidelines down to deep eaves, shingle and siding detail, and stucco walls. The design draws on Caribbean, West Indies, St. Augustine, Charleston and New Orleans building traditions. DPZ designed the 105-acre plan in 1995.
For a renovation, the details matter less than the authority behind them. The person who reads your application holds real decision-making power, and in 2026 the POA rewrote that job before it filled it.
The Job the POA Advertised
In March 2026 the POA asked Florida-licensed architects for proposals, with a March 31 deadline. The published RFP and job description are the clearest public record of how review is meant to work. These are the advertised terms, not necessarily the final contract.
| Term in the published job description | What it says |
|---|---|
| Hours | Part-time contract, "up to 20 hours on average per week" |
| On site | One day a week, roughly 4 to 8 hours, with the rest done remotely |
| Reports to | The Town Manager |
| Response time | Emails and voicemails answered "within forty-eight (48) business day hours" |
| Authority | "Final architectural approval, denial, or recommendations for modification in accordance with adopted guidelines, ARC authority, and governing documents" |
| Scope | New construction, renovations, additions, landscaping and exterior modifications |
| Contract | One-year initial term with annual renewal options |
The schedule matters for planning. A reviewer with one on-site day a week and a 48-hour response standard shapes how fast questions get answered. The posting named Town Manager Lee Nettles as the contact for proposals. The POA's staff page now lists both Bocks as Town Architects, reachable at [email protected], and Jordan Paramore as Architectural Review and Compliance Coordinator.
Reviewers Who Helped Build the Town
The Bocks came from Domin Bock Architects, where Douglas was a partner for 28 years and Denise worked for 21. The firm's own site says the appointment "builds on more than twenty five years of work in the community, including over fifty completed projects and several of Main Street's most recognized buildings."
That depth is an asset. Reviewers who have drawn this Code into dozens of buildings know how the deep eaves and stucco details work in practice. It also triggers a specific clause in the job description:
"The Town Architect shall not review or approve projects in which they or their firm have been professionally engaged."
With more than fifty completed projects, some homes for sale in Rosemary Beach were designed by the firm the reviewers came from. The published materials don't say who reviews a renovation on one of those homes. The job description covers who steps in during absences and vacations, but not recusals. The firm's public portfolio doesn't list addresses either. If you're buying a home with a known architect of record, it's reasonable to ask the POA how review works for that home before you plan your first project.
What Florida Now Sets, and What Rosemary Still Sets
The new paragraph (1)(c) is about timing. Walton County's residential building permit checklist, revised July 21, 2026, asks for proof of ownership, utilities or septic documents, a site plan approved by Planning, construction plans where applicable, and a $29 plan-review deposit at submittal. It doesn't list POA approval as a submittal item. For associations covered by Chapter 720, the statute says the association can't require an issued county permit before it starts its own review. It doesn't say which approval has to come first. The sources we reviewed don't confirm whether Rosemary Beach's POA falls under Chapter 720, or what sequence its Design Review Procedures set, so ask the POA how it handles timing.
The rest of section 720.3035 sets limits on what any association's review covers. Here is how the statute reads:
- Authority comes from the documents. Review power exists "only to the extent" the declaration or its authorized published guidelines state or reasonably imply it. Standards must be applied "reasonably and equitably" to all owners.
- Interiors that can't be seen are excluded. An association can't regulate interior features that aren't visible from the frontage, an adjacent parcel, common area or a community golf course. Certain hidden HVAC systems similar to approved ones also don't need review.
- Listed options are yours to choose from. If the guidelines offer options for materials, size, design or location, the association can't restrict an owner's pick among them.
- A denial has to be specific. It must come in writing and name the exact rule relied on and the part of the proposal that doesn't conform.
The Code itself, with its lot types, palette and detailing, is still Rosemary Beach's to set. The statute governs how review is run. It doesn't change what the town's design standards say.
Impact Windows Are Where the Two Meet
For second-home owners, the most common exterior upgrade is often storm-related. Section 720.3035(6) requires every HOA board or architectural committee to adopt hurricane-protection specifications that comply with the building code. An application that meets those specifications can't be denied. The statute's definition covers impact-resistant windows and doors, roll-down and fixed storm shutters, reinforced garage doors, ASCE 7-22 roof systems, exterior fixed generators and fuel storage tanks. The same subsection lets the board "require a parcel owner to adhere to an existing unified building scheme regarding the external appearance." In a town built on a single Code, that clause carries a lot of weight. Ask for Rosemary Beach's adopted hurricane-protection specifications early, before you choose window frames or shutter profiles.
What the POA Doesn't Publish Online
This is where planning gets harder. In our research, Rosemary Beach's public POA site didn't show:
- A design review application or submittal checklist
- A review fee, construction deposit or bond schedule
- A published review calendar or typical approval timeline
- POA rules on contractor parking, staging or dumpsters
- Seasonal or holiday construction blackout dates
The POA's public Resources page dates from 2023 and holds mostly placeholder text. Some third-party guides online give firm timelines and fee ranges, but we found no POA document confirming them, so we don't repeat them here. The county side has a little more detail. Walton County's noise ordinance, in a code compilation created in 2023, exempts permitted construction from 6:30 a.m. to 7 p.m. Monday through Friday and 7 a.m. to 7 p.m. Saturday. It says nothing about Sundays, and it doesn't stop the POA from setting stricter rules of its own.
How the Approvals Line Up From Contract to Construction
Putting the pieces together, here is a sequence that fits the published 2026 materials. Confirm each step against the POA's own procedures:
- During due diligence, ask the POA for the current Design Review Procedures, the adopted hurricane-protection specifications, and any construction rules for contractors.
- Find out the home's architect of record and ask how review works if that firm has a conflict.
- Write to [email protected] to request a first meeting, keeping the weekly on-site schedule in mind.
- Ask the POA how design review and the county permit fit together in time. For Chapter 720 associations, paragraph (1)(c) bars requiring an issued permit before review, but it doesn't set the order of the two approvals.
- Apply to Walton County for the building permit and pay its plan-review deposit, in whatever order the POA confirms.
- Schedule the work within the county's permitted construction hours and any POA limits you confirmed in step one.
FAQ
Does the July 2026 law apply to Rosemary Beach? Section 720.3035 governs homeowners' associations under Florida's Chapter 720. Whether a particular community falls under that chapter is a question for its governing documents and, if needed, a Florida attorney.
Who reviews exterior changes now? The POA lists Denise LeBlanc-Bock and Douglas Bock as Co-Town Architects, both of whom started in July 2026. Jordan Paramore is the Architectural Review and Compliance Coordinator.
Can the POA review interior renovations? The statute bars rules on interiors that aren't visible from the frontage, adjacent parcels, common areas or a community golf course.
What happens if an application is denied? The statute requires written notice citing the specific rule and the specific part of the proposal that doesn't conform.
If a Rosemary Beach home is on your list and you already have a renovation in mind, The Richards Group can help you gather the POA documents, ask the review questions, and plan your timeline before you close. Connect with Allison Richards to start.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
