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Record of Proceedings

City of Miami Code Enforcement Board Hearing – June 4, 2026

Meeting Portal — Thursday, June 4, 2026
BodyMiami, Florida
SessionMeeting Portal
DateThursday, June 4, 2026
StatusFILED
Video Record
0:00 / 1:09:57

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:45

Continue to stand if you are here to testify and have to be sworn in.

0:52

Do you solid oh for all those who intend to testify on this matter or any matter, please stand and raise your right hand?

0:59

Do you solemnly swear or affirm that testimony you're about to give is the truth, the whole truth, and nothing but the truth?

1:05

Thank you.

1:06

You may have a seat.

1:13

Do you solemnly swear or firm you will translate from English to Korean Creole to English to the best of your ability?

1:19

Thank you.

1:31

No.

1:32

D'accord.

1:35

Do you solemnly swear from you will translate from English to Spanish and Spanish to English to the best of your ability?

1:41

Thank you.

1:52

No?

1:55

Perfect.

2:10

I swear.

2:18

Present.

2:20

Mr.

2:20

Ulysses.

2:23

Mr.

2:23

Galan?

2:24

Present.

2:28

Mr.

2:28

Rodriguez.

2:29

Present.

2:30

Mr.

2:31

Moshe?

2:32

Present.

2:33

Thank you.

2:33

We have quorum.

2:35

So anybody that's requested an excused absence.

2:38

I haven't gotten any emails, so.

2:40

But if you ever get that email.

2:42

Okay.

2:43

I don't have anything right now, so what about what about is he the only that's the only other board member that's missing?

2:49

Yeah.

2:50

Okay.

2:50

I think so.

2:51

I haven't gotten an email, so I don't know if they're asking for an excused absence right now.

2:55

Okay.

2:55

And if maybe before the end of the meeting, we will probably do something for you.

3:03

Okay, cool.

3:04

Good evening.

3:06

Everybody here tonight is here because you've been cited for a violation and you're here for the first time before the board.

3:20

When your case is called, please come to the podium, state your name, your address.

3:59

If it is a residential property and it is a first-time violator, the board can impose a fine of up to 250 dollars per diem.

4:06

If it's a non-residential commercial property, it's a thousand dollars per diem.

4:11

Up to a thousand dollars per diem.

4:13

If you're a repeat violator, that means you've been adjudicated once guilty and this is your second time being adjudicated guilty.

4:32

If you plead not guilty, the city attorney will put on its case.

4:35

You can put on your defense, and the board will determine whether you're guilty or not guilty.

5:00

As long as you ask for an extension of time before the 30 days have expired, the fines will not start running.

5:05

You'll have time to continue to work until the hearing is set again.

5:08

And maybe you don't have to come back because you have complied by the time you get a new hearing date.

5:13

So it's important.

5:14

That is very important.

5:15

If not, you're gonna have to deal with fines and mitigation.

5:20

If you don't have a power of attorney, and you're not the owner of the property or the managing member or a Florida attorney, please come and see me.

5:28

Uh most of you have already checked in with me, so most of you are fine.

5:34

The board can in certain instances for irreparable and irreversible violations issue uh a fine of 5,000 to $15,000 in specified cases.

5:49

All orders of the board are appealable to Level Judicial Circuit Court of Florida within 30 days after issuance.

6:02

All right.

Discussion Breakdown — Share of Meeting
Code Enforcement█████████████████████████████████████████████53%
Property Maintenance███████████████████22%
Building Permits███████████13%
Pending Litigation████████9%
Procedural███3%
Summary of Proceedings

City of Miami Code Enforcement Board Hearing – June 4, 2026

The Code Enforcement Board of Miami, Florida, convened on June 4, 2026, at 10:00 AM to hear cases involving property violations. The board processed a series of code compliance cases, most resulting in guilty pleas, and granted one request for a partial release of a lien. All votes were unanimous.

Public Comments & Testimony

  • Tenants at 3496 NW 7th Street: A tenant representative requested that a violation for an unpermitted concrete slab be reassigned to a different address within the same folio. The board explained that the entire property shares one folio number, so the violation applies to all addresses on the lot. The case was heard in absentia and a finding of guilt was entered.
  • Elda Perez and her realtor: Ms. Perez appeared to request a partial release of a code lien affecting a property she is selling in Miami-Dade County. The lien originated from a violation at 2512 NW 12th Avenue, owned by her ex-husband. The city attorney clarified the legal nature of the lien, and the board voted to grant a partial release limited to Ms. Perez and her Doral property, provided it does not impair the city's position.

Discussion Items

  • Preliminary matters: The board chair explained fine structures: up to $250/day for residential, $1,000/day for commercial first-time violators; up to $15,000 for irreparable violations. The board also noted that extensions of time must be requested before the 30-day deadline.
  • Page 79 – 729 NW 55 Terrace: Property owner Ray Nasir pleaded guilty to tree removal without a permit. Inspector Eric Sinosa recommended 120 days for permit completion. The board found guilt, ordered 120 days compliance, with a $150/day per diem thereafter.
  • Page 136 – 2635 SW 8th Street: Owner representative Nicholas Rodriguez pleaded guilty to graffiti and unsecured front of a commercial building. Inspector Castillo recommended 60 days. Board found guilt, 60 days compliance, $250/day per diem.
  • Page 37 – 3271 NW 18th Street: Owner pleaded guilty to having an inoperable vehicle on the property. Inspector Castillo recommended 30 days. Board found guilt, 30 days, $150/day per diem.
  • Page 130 – 1599 W Flagler Street: Initially pleaded not guilty, but after inspector testimony about outstanding violations (no CU, BTR, permit for car wash canopies and flower stand), the respondent changed to guilty. Board found guilt, 120 days compliance, $250/day per diem.
  • Page 111 – 3671 SW 13th Street: Owner pleaded guilty to tree cutting without permit. Inspector recommended 120 days for permit process. Board found guilt, 120 days, $150/day per diem.
  • Page 29 – 1520 NW 31st Avenue: Owner Nicholas Diaz pleaded guilty to minor storage violation. Inspector Castillo recommended 30 days. Board found guilt, 30 days, $150/day per diem.
  • Page 82 – 811 NW 30th Place: Attorney Patrick Little pleaded guilty on behalf of property owner who inherited the property with unpermitted work. Inspector recommended 30 days to start permitting. Board found guilt, 30 days, $150/day per diem.
  • Page 45 – 8600 NE 10th Court: Attorney Michael Burrell pleaded guilty for elderly owner with standing water in pool and window issues. Inspector Bailey recommended 120 days due to owner's age. Board found guilt, 120 days, $150/day per diem.
  • Page 34 – 432 NW 32nd Court: Owner pleaded guilty to unpermitted remodeling. Inspector Martinez recommended 120 days for permitting phase. Board found guilt, 120 days, $150/day per diem.
  • Add-on – 2512 NW 12th Avenue: Elda Perez requested a partial release of a lien. After discussion, the board voted to grant a partial release as to Ms. Perez and the Doral property, leaving the lien intact against the original violator and the Miami property.
  • Absentia cases: The board heard 10 cases in absentia, all resulting in findings of guilt with compliance periods of 3 to 30 days and daily fines of $150 or $250.

Key Outcomes

  • Votes: All motions were passed unanimously (no opposed votes recorded).
  • Fines and compliance periods:
    • Residential cases: typically $150/day per diem after 30–120 days.
    • Commercial cases: $250/day per diem after 30–120 days.
    • Absentia cases: 3 days compliance (except two with 30 days), fines of $150 or $250/day.
  • Partial release granted: The board approved a partial release of the code lien for Elda Perez and her Doral property (10628 NW 54th Street), with the city attorney drafting the document for recording.
  • Extension reminders: The board repeatedly advised owners to request extensions before the 30-day deadline if additional time is needed to avoid fines.

Meeting Transcript

Continue to stand if you are here to testify and have to be sworn in. Do you solid oh for all those who intend to testify on this matter or any matter, please stand and raise your right hand? Do you solemnly swear or affirm that testimony you're about to give is the truth, the whole truth, and nothing but the truth? Thank you. You may have a seat. Do you solemnly swear or firm you will translate from English to Korean Creole to English to the best of your ability? Thank you. No. D'accord. Do you solemnly swear from you will translate from English to Spanish and Spanish to English to the best of your ability? Thank you. No? Perfect. I swear. Present. Mr. Ulysses. Mr. Galan? Present. Mr. Rodriguez. Present. Mr. Moshe? Present. Thank you. We have quorum. So anybody that's requested an excused absence. I haven't gotten any emails, so. But if you ever get that email. Okay. I don't have anything right now, so what about what about is he the only that's the only other board member that's missing? Yeah. Okay. I think so. I haven't gotten an email, so I don't know if they're asking for an excused absence right now. Okay. And if maybe before the end of the meeting, we will probably do something for you. Okay, cool. Good evening. Everybody here tonight is here because you've been cited for a violation and you're here for the first time before the board. When your case is called, please come to the podium, state your name, your address. If it is a residential property and it is a first-time violator, the board can impose a fine of up to 250 dollars per diem. If it's a non-residential commercial property, it's a thousand dollars per diem. Up to a thousand dollars per diem. If you're a repeat violator, that means you've been adjudicated once guilty and this is your second time being adjudicated guilty. If you plead not guilty, the city attorney will put on its case. You can put on your defense, and the board will determine whether you're guilty or not guilty. As long as you ask for an extension of time before the 30 days have expired, the fines will not start running.

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