Miami Code Enforcement Board Meeting Summary – April 22, 2026

This meeting of the Miami Code Enforcement Board, held on April 22, 2026, beginning at approximately 10:15 AM, addressed a large calendar of code enforcement cases. The board heard 14 to-be-heard cases (where property owners contested violations or sought extensions), several mitigation hearings (to reduce accrued fines), and a series of abstention hearings (uncontested defaults). The meeting also included opening remarks, procedural explanations, and closing announcements. The board acted on cases involving tree removal, unpermitted construction, failure to maintain lots, lack of certificates of use, and other violations.

Extension of Time

• Case 1360 NW 34th St (Carlos Martel): The property owner pleaded guilty but stated compliance was nearly complete. The board granted 30 days to comply, with a $150 per diem thereafter.

To-Be-Heard Cases

• Case 281 NE 78th St (lender representative): The property was in foreclosure; the lender requested 90 days to complete repairs. The board found the property guilty and granted 120 days with a $250 per diem.
• Case 260 NE 82nd Terrace (Carl Webster): Tree removal violation. The board granted 120 days to obtain an after-the-fact permit, with $150 per diem. The city attorney offered assistance.
• Case 3587 Hibiscus St (architect representative): Unpermitted tree cutting. The board granted 60 days to submit a standalone tree permit, with $150 per diem.
• Case 8634 NE 10th Ave (Hernan, owner): The owner disputed city jurisdiction over hedges in the swale. After hearing testimony from the inspector, the board found the property guilty and granted 120 days to resolve the issue, with $150 per diem.
• Case 7736 NW 2nd Ave (Silvia Garcia): Certificate of use violation. The board granted 120 days, with $250 per diem.
• Case 7647 NE 3rd Ave (property manager): Unpermitted fence (already removed). The board granted 120 days to obtain a permit, with $250 per diem.
• Case 1748 NW 23rd Terrace (Maria Terreros): Mechanic shop without certificate of use. The board granted 120 days, with $250 per diem.
• Case 44 NW 46th St (LLC representative): Demolition without permit (permit application in process). The board granted 120 days, with $250 per diem.
• Case 913 NW 46th St (Nelson Le Conan): Concrete driveway without permit. The board granted 120 days, with $150 per diem.
• Case 291 NW 52nd St (George Roseau): Hedges over sidewalk and unpermitted work. The board granted 120 days, with $150 per diem.
• Case 6414 NW 15th Ave (Vincent Close): Unpermitted windows. The board granted 120 days, with $150 per diem.
• Case 1641 NW 13th Ct (Michael Shaya): Gravel parking lot, lack of certificate of use, and business tax receipt. The board granted 120 days, with $250 per diem.
• Case 1453 NW 56th St (Jania Davis): Unpermitted fence, windows, and doors. The board granted 120 days, with $150 per diem.
• Case 459 NE 25th St (attorney Patricia Praz): Failure to maintain lot and register structure. The board granted 30 days, with $250 per diem.

Mitigation Hearings

• Case 3082 Mary St Unit A (Juan Pablo Drill, owner’s representative): Single-family home with homestead exemption; lien of $71,850. The board unanimously voted to reduce the fine to $0.
• Case 390 NE 71st St (Tobinina Capolongo): Vacant lot; lien of $294,500. The board reduced the fine to $7,500 (minimum).
• Case 4505 North Miami Ave (Eli Memoon, attorney): Three cases on one property (commercial/single-family); total liens of $585,250. The board reduced each of the three fines to $15,000 (minimum for commercial).
• Case 1427 NW 69th Terrace (Marcia Fernandez): Single-family home with homestead exemption; lien of $142,500. The board unanimously voted to reduce the fine to $0.
• Case 2722 NW 23rd Ave (two cases, owner inherited): Single-family home (no homestead); liens of $51,750 and $67,000. The board reduced each to $5,000, total $10,000.
• Case 1124 NW 18th Pl (owner-present): Single-family home with homestead exemption; lien of $244,800. The board unanimously voted to reduce the fine to $0.
• Case 209 NW 41st St (Natalia Barrieri, representing corporation): Duplex (no homestead); lien of $654,000. The board reduced the fine to $10,000 (minimum for duplex).
• Case 1743 West Flagler St (Sebastian Haramid): Commercial property; lien of $113,000. The board reduced the fine to $15,000.
• Case 3792 Camquot Ave (Cardinals Nunez, power of attorney): Single-family home (no homestead in 2025); lien of $50,000. The board unanimously voted to reduce the fine to $0.
• Case 555 NE 52nd Terrace (Enrique Canton, owner): Single-family home (no homestead); lien of $253,000. The board unanimously voted to reduce the fine to $0.
• Case 3435 NW 2nd St (Joining Fortnoto, representative): Single-family home with homestead exemption; lien of $230,850. The board unanimously voted to reduce the fine to $0.
• Case 1190 NW 55th St (Douglas Hiller, attorney): Vacant lot; lien of $62,750. The board reduced the fine to $7,500.
• Case 2281 SW 26th St (Maria Paguaga, owner): Single-family home with homestead exemption; lien of $345,450. The board unanimously voted to reduce the fine to $0.
• Case 840 NW 22nd St (Hector Santana): Vacant lot used as parking; lien of $488,250. The board reduced the fine to $7,500.
• Case 90 NE 54th St (Kyle Hurst, owner): Commercial property; lien of $211,750. The board reduced the fine to $15,000.
• Case 7029 NW 7th Ave (owner representative): Commercial property; lien of $84,250. The board reset the case to the next hearing after the owner raised a factual dispute (not allowed at mitigation).
• Case 1095 NW 23rd St (Damien Kinkela): Industrial lot; lien of $6,000. The board reduced the fine to $1,200 (20% of lien).
• Case 1244 NW 52nd St (two cases, owner with widow’s exemption): Single-family home; liens of $80,100 and $778,200. The board unanimously voted to reduce both fines to $0.
• Case 1270 NW 26th St (Omar Garcia, owner): Vacant lot (formerly single-family home); lien of $1,246,000. The board voted 5-2 to reduce the fine to $7,500 (minimum for vacant lot).
• Case 401 NW 64th St (owner’s son): Single-family home (no homestead but family lived there); lien of $442,500. The board unanimously voted to reduce the fine to $0.

Abstention Hearings (Default Cases)

The board heard and adjudicated 15 uncontested cases where property owners did not appear. In each case, the city presented evidence, the board found the property guilty, and imposed compliance deadlines (typically 3 days) with a $250 per diem fine. Cases included: 1260 NW 3rd St (vacant lot), 4727 NW 5th Ave (unpermitted work), 133 NE 48th St (fence/driveway), 1776 NW 34th St (failure to maintain), 459 NE 25th St (already heard), 162 NE 22nd St (vacant structure), 4800 NW 2nd Ave (vacant/blighted), 399 NW 28th St (windows/doors), 7619 NE 3rd Ct (CU/BTR), 321 NE 75th St (lot registration), 775 NE 77th Terrace (short-term rental – reset due to missing video), 7623 Biscayne Blvd (CU/BTR and work without permit), 1501 NW 1st Ave (lot registration), 529 SW 7th Ct (debris/address display), and 539 SW 7th Ct (outside storage/graffiti).

Key Outcomes

• The board processed over 40 cases, granting extensions of time ranging from 30 to 120 days for compliance.
• Mitigation reductions ranged from $0 to $15,000 per case, with several unanimous votes to zero out fines for hardship or homestead properties.
• One case was reset to the next hearing date (May 27, 2026) due to a factual dispute.
• One case was reset because the city lacked the required video evidence.
• The board noted the large calendar and the cooperation of city staff and inspectors.
• The meeting concluded with closing remarks thanking the board chair for his service and public service announcements about rental assistance, solid waste, distracted driving, and HIV prevention.