FL S1138

Requires counties with 75,000+ residents and municipalities with 10,000+ residents to establish development preapplication consultation services programs by January 1, 2027, with applications deemed automatically approved if local governments fail to respond within specified timeframes

Creates a qualified contractor registry system allowing local governments to use licensed engineers, surveyors, architects, landscape architects, and certified planners to conduct preapplication reviews and supplement staff resources

Establishes expedited review timelines including 5 business days for completeness verification and 45 days for final action on applications using preapplication services, compared to 120-180 days for standard processing

Mandates application fee refunds ranging from 10% to 100% when counties or municipalities fail to meet review deadlines, with automatic approval by operation of law if governments fail to respond within specified periods

Exempts properties listed on the National Register of Historic Places, locally designated historic landmarks, or those subject to historic preservation review from the qualified contractor provisions