OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Code Enforcement Board Meeting – March 25, 2026: Extensions and Fine Mitigations

Meeting Portal — Wednesday, March 25, 2026
BodyMiami, Florida
SessionMeeting Portal
DateWednesday, March 25, 2026
StatusFILED
Video Record
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Transcript — Verbatim
0:01

She's flipping the table.

0:02

Thank you, madam attorney.

0:04

Checking with that's for Vanessa.

0:11

How what's the docket?

0:13

How what order are we going in today?

0:15

EL EOT mitigation.

0:17

If you want roll call, so I can EOT mitigation.

0:23

Did we and we adjourn new sense basement?

0:27

No special, no special appearances.

0:29

Okay.

0:29

Did you do the adjourning for new systems abasement?

0:32

I did, yes.

0:33

Okay, you adjourned it.

0:34

All right.

0:34

So I said the meeting's concerned.

0:36

So please let's start.

0:37

Roll call.

0:38

Mr.

0:39

John Kunil.

0:40

Present.

0:41

Mr.

0:41

Keon Williams.

0:43

Mr.

0:44

Ulises Arias.

0:45

Present.

0:46

Miss Sivam Bayona.

0:47

Present.

0:48

Mr.

0:48

Juan Galan.

0:50

Present.

0:50

Mr.

0:50

Rick Madan.

0:51

Present.

0:52

Mr.

0:52

Nufo Ramos.

0:54

Mr.

0:54

Javier Rodriguez.

0:56

Present.

0:56

We have a quorum.

0:58

Mr.

0:58

Chairmember Williamson asked an excused absence.

1:00

Do we have a vote?

1:01

Do we have a motion?

1:02

Motion.

1:02

Do we have a second?

1:03

Second.

1:03

All in favor?

1:05

Good evening.

1:06

Everybody present is here either for an extension of time, which means you're asking for additional time, or you're here to ask for your fines to be mitigated to the lowest possible amount the board can legally reduce them to.

1:20

If you're here for an extension of time, please come up to the podium, state your name and address.

1:26

And if you have a power of attorney, let the board know how you're related to the property.

1:30

Let the board know what you've done to comply and how much more time you need.

1:35

The director will have input if he has any input as to how many days he thinks you need beyond or less than what you're asking for.

1:43

The board will vote and you will have your extension of time.

1:48

If it's still there, there's a piece of paper at the podium.

1:51

If you're here for an extension of time, you probably already know how to ask for one.

1:54

But in case you forgot, there's a piece of paper there, take it with you because if you run out of time or you're looking like you're running gonna run out of time, you can ask for additional time.

2:02

If you're here for mitigation, most of you have gotten this little chart.

2:07

If not, come pick one up over here and take a look at it while we call the extension of times.

2:12

This chart is what the minimum the board is authorized to mitigate to, which means they cannot go any lower than what's on this chart.

Discussion Breakdown — Share of Meeting
Code Enforcement█████████████████████████████████████████████76%
Procedural██████10%
Property Maintenance█████8%
Permitting Process Improvement██4%
Affordable Housing█2%
Summary of Proceedings

Code Enforcement Board Meeting – March 25, 2026

The City of Miami Code Enforcement Board convened on March 25, 2026, at 10:30 AM to hear requests for extensions of time (EOT) and fine mitigations. The board, chaired by Mr. Chairmember Williamson (excused), consisted of eight members present: John Kunil, Keon Williams, Ulises Arias, Sivam Bayona, Juan Galan, Rick Madan, Javier Rodriguez (board attorney present). The board attorney outlined procedures: applicants seeking EOT must state name, address, relation to property, progress made, and time needed; the director recommends a duration. For mitigations, the board can reduce fines to statutory minimums (e.g., $15,000 for commercial/multifamily, $10,000 for non-homestead single-family, $7,500 for vacant lots, $250 for residential per day cap, etc.) or lower by unanimous vote only for homesteaded single-family residences. The meeting ran through approximately 25 cases, with all requests granted either as recommended or modified.

Public Comments

  • No separate public comment period; all testimony was from property owners, attorneys, or representatives presenting their cases.

Discussion Items

  • Extension of Time Cases: All EOT requests were granted with durations ranging from 30 to 120 days, based on director's recommendations and board votes. Notable extensions: 2020 SW 13th Ave (60 days), 1136 NW 28th St (120 days), 8163 NE 2nd Ave (30 days, after compliance check), 3750 Charles Terrace (120 days), 2742 SW 8th St (30 days), 3080 SW 17th St (30 days), 1228 NW 43rd St (120 days), 782 NW 21st Terrace (30 days, permit expired), 761 NW 29th St (30 days), 2343 SW 17th Terrace (120 days, with translation assistance).
  • Fine Mitigation Cases: The board reduced fines to statutory minima or 20% of accumulated lien where eligible. Key mitigations:
    • 717 NE 27th St (apartment, $31,500 lien) → reduced to $6,300 (20%).
    • 570 NW 30th St (duplex/triplex dispute, $241,500 lien) → case reset due to disagreement over property classification (owner claimed duplex, city records showed triplex; board reset for owner to correct records, with minimum $15,000 if triplex).
    • 45 NE 42nd St (six-unit, two cases: $810,250 and $65,000 liens) → reduced to $15,000 and $13,000 respectively.
    • 7617 Biscayne Blvd (commercial, $32,500 lien) → reduced to $6,500 (20%).
    • 1693 SW 27th Ave (commercial, $337,250 lien) → reduced to $15,000.
    • 1139 NW 22nd Ave (commercial, $256,500 lien) → reduced to $15,000.
    • 1645 NW 55th St (vacant lot, $740,000 lien) → reduced to $7,500.
    • 2470 SW 3rd St (single-family, non-homestead, $26,000 lien) → reduced to $5,200 (20%) by a 5-1 vote.
    • 5695 W Flagler St (commercial, $299,000 lien) → reduced to $15,000.
    • 6250 NW 15th Ave (vacant lot, $93,000 lien) → reduced to $7,500.
    • 45 NW 32nd St (vacant lot, $10,500 lien) → reduced to $2,100 (20%).
    • 18 NE 10th Ct (four-unit, $84,250 lien) → reduced to $15,000; second case (same address, $52,000 lien) → reduced to $10,400 (20%).
    • 1120 NW 26th Ave (duplex used as ALF, $635,000 lien) → reduced to $0 by unanimous vote.
    • 260 NE 58th Terrace (vacant lot, two cases: $567,000 and $449,250 liens) → each reduced to $7,500.
    • 1243 NW 61st St (four-unit, $214,000 lien) → reduced to $15,000.
    • 2048 NW Miami Ct (commercial, two cases: $441,750 and $659,750 liens) → each reduced to $15,000.
    • 7001 NW 15th Ave (apartment building, $67,000 lien) → reduced to $13,400 (20%).
    • 1458 NW 69th Terrace (single-family, non-homestead, lien not specified) → reduced to $10,000 (owner in foreclosure, sold for profit).
    • 2901 Center St Unit A (single-family homestead, $197,400 lien) → reduced to $0 by unanimous vote.
    • 2970 SW 19th St (homestead, lien ongoing, no mitigation) → partial release granted for 510 Lee Dr, Miami Springs, to allow sale for funding compliance.

Key Outcomes

  • All extension requests were granted as moved (unanimous).
  • All mitigation requests were granted at the statutory minimum or 20% floor, except where lower amounts were permitted by unanimous vote for homesteaded properties (two cases reduced to $0).
  • One case (570 NW 30th St) was reset pending verification of property classification.
  • A partial release of lien was approved for 510 Lee Dr, Miami Springs, to facilitate sale and fund compliance at 2970 SW 19th St.
  • The board emphasized that all orders are appealable to the 11th Judicial Circuit within 30 days.

Meeting Transcript

She's flipping the table. Thank you, madam attorney. Checking with that's for Vanessa. How what's the docket? How what order are we going in today? EL EOT mitigation. If you want roll call, so I can EOT mitigation. Did we and we adjourn new sense basement? No special, no special appearances. Okay. Did you do the adjourning for new systems abasement? I did, yes. Okay, you adjourned it. All right. So I said the meeting's concerned. So please let's start. Roll call. Mr. John Kunil. Present. Mr. Keon Williams. Mr. Ulises Arias. Present. Miss Sivam Bayona. Present. Mr. Juan Galan. Present. Mr. Rick Madan. Present. Mr. Nufo Ramos. Mr. Javier Rodriguez. Present. We have a quorum. Mr. Chairmember Williamson asked an excused absence. Do we have a vote? Do we have a motion? Motion. Do we have a second? Second. All in favor? Good evening. Everybody present is here either for an extension of time, which means you're asking for additional time, or you're here to ask for your fines to be mitigated to the lowest possible amount the board can legally reduce them to. If you're here for an extension of time, please come up to the podium, state your name and address.

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