OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Miami Code Enforcement Board Meeting - July 14, 2026

Meeting Portal — Tuesday, July 14, 2026
BodyMiami, Florida
SessionMeeting Portal
DateTuesday, July 14, 2026
StatusFILED
Video Record
0:00 / 1:25:28
Transcript — Verbatim
1:30

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

1:35

Do you solemnly swear?

1:36

Could you please stand?

1:40

Yeah.

1:41

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

1:48

You may have a seat.

1:58

We have a new interpreter.

2:03

Okay.

2:03

Do you solemnly swear or affirm that you would translate from English to Creole and Creole to English to the best of your ability?

2:10

Thank you.

2:14

Uh bonsoir.

2:21

No.

2:24

Thank you.

2:25

Do you solemnly swear or affirm that you would translate from English to Spanish and Spanish to English to the best of your ability?

2:32

Thank you.

2:47

Thank you.

2:51

Roll call.

2:56

Present.

3:01

Mr.

3:02

Javier Rodriguez.

3:03

Present.

3:04

Mr.

3:04

Keon Williams.

3:05

Present.

3:06

We have a quorum.

3:08

Good evening.

3:10

Everybody here tonight is either here for a mitigation, an extension of time, or you're here for the first time.

3:17

We will call mitigations first, then extensions of time, and then those who are here for the first time.

4:58

And if it's a commercial non-residential property, it's up to a thousand dollars per diem.

5:00

And if it's a commercial non-residential property, it's up to a thousand dollars per diem.

5:02

If you're a repeat violator, the if it's a residential property, it's the $500 per diem.

5:09

If it's a non-residential commercial property, it's up to $5,000 per diem.

5:14

When your case is complete, there's a handout that's at the podium that tells you how to request an extension of time.

5:21

So long as you request an extension of time before the time to comply has expired, the fines don't start running.

5:29

But if you miss that date, that's when the fine start running.

5:33

So make sure you take that piece of paper and you request the time before the time to comply has expired.

5:38

So they give you 30 days, request the extension of time on the 20th day if you're not gonna comply by the 30th.

5:44

So you don't have any fines to worry about.

5:47

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

5:50

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

5:56

If they find a property guilty, then they will assess a number of days to comply with a violation and a per diem fine.

6:02

All orders of the board are available to the 11th Judicial Circuit Court of Florida within 30 days.

6:08

Thank you.

6:09

Um we have a board member that uh has an excused absence.

6:15

For moves for excuse absence for your leases, second.

6:20

All right, and so what I want to do is we got two mitigations.

6:26

Can I call those up first and get those out the way?

6:29

And then I think we have one special appearance.

6:32

Okay.

6:33

You think it's gonna be long on a special appearance?

6:35

I would have to just get those out the way quickly if we can't.

6:37

Right.

6:37

So I don't know.

6:39

I don't know the nature of the special appearance, so I didn't I did speak with her about it, so if it's gonna be quick, then yeah, yeah.

6:45

Pretty standard in a lot of ways.

6:48

All right, let's do the two mitigations.

6:51

Okay.

6:53

First case, page number one zero three.

6:57

Case number zero zero zero two three zero six nine property address 744 Northwest 44th Street, page 103.

7:07

This property is a T3 property, it does not have homestead exemption.

Discussion Breakdown — Share of Meeting
Code Enforcement█████████████████████████████████████████████75%
Property Maintenance█████8%
Procedural████6%
Public Safety██4%
Business Tax Receipt██3%
Building Permits█2%
Environmental Protection█2%
Summary of Proceedings

Miami Code Enforcement Board Meeting - July 14, 2026

The Miami Code Enforcement Board convened on July 14, 2026, at 10:00 AM to hear cases involving mitigation requests, extensions of time, and first-time violations. The board addressed two mitigation cases, one special appearance for a partial release, and a series of violation hearings, issuing findings of guilt and setting compliance deadlines and per diem fines.

Mitigation Cases

  • Case 00023069 (744 NW 44th St): Owner Andrew Bailey inherited the property and faced financial hardship, including caring for a child with autism. The lien was $146,250. The board unanimously reduced the lien to $0, noting the property had homestead exemption.
  • Case 00058626 (1268 NW 3rd St): A commercial property represented by an accountant. The lien was $124,750. The board reduced the lien to the minimum of $15,000, with the owner agreeing.

Special Appearance

  • Case 0006535, with related cases 0015921 and 0015878 (3337 SW 9th Terrace): Attorney Suzette Reyes requested a partial release of a separate property at 345 Malaga Ave, Coral Gables, to allow its sale to fund repairs on the violating property. The board granted a partial release for all three cases, noting the property owner had passed away and the son resided at the violating property. The release was to enable the sale of the Coral Gables property valued at $1.5 million to pay taxes and fix violations.

Discussion and Hearing Cases

  • Case 00131479 (586 NW 48th St): Owner Luis Rodriguez pleaded guilty to a tree violation. Inspector Troutman recommended 120 days for compliance with a $150 per diem fine. The board granted 120 days.
  • Case 00161453 (1050 NE 83rd St): Owner Vera Barker, represented by her daughter, pleaded guilty to a fence/shed encroachment. Inspector Bailey noted two permits were obtained. The board granted 120 days with a $150 per diem fine.
  • Case 00157663 (2865 NW 17th Ave): Owner Christoph Arnoldson pleaded guilty to an expired food truck tag. Inspector Hallman recommended 30 days. The board granted 30 days with a $250 per diem fine.
  • Case 00127039 (1651 NW 22nd Pl): Owner pleaded guilty, inspector recommended 120 days with $150 per diem. Board granted as recommended.
  • Case 00123364 (56 NW 39th St): Owner Javier Lorenzo pleaded guilty to illegal structures in rear. Inspector Troutman recommended 120 days for demolition. Board granted 120 days with $150 per diem.
  • Case 00045940 (1798 NW 19th St): Owner Gina Gonzalez pleaded guilty to remaining violation after buying property with five code violations. She plans demolition but needs financing. Inspector recommended 120 days. Board granted 120 days with $150 per diem.
  • Case 00111679 (2141 NW 34th St): Representative Bernard Hernandez entered no contest/guilty for an addition, driveway, and shed without permits. Inspector Troutman recommended 120 days. Board granted 120 days with $150 per diem.
  • Case 00089760 (1331 NW 59th St): Owner Welling Pringley pleaded not guilty to failure to register vacant lot. City presented evidence; board found guilt solely on registration. Pringley said she was unaware and would comply. Board granted 30 days with $150 per diem.
  • Case 00145410 (563 NE 67th St): Owner Mariana Amate (Crafty Minds enrichment center) appeared. The property was cited for operating without a certificate of use after fire safety hold. The board found guilt and ordered 10 days to comply (stop operating or obtain proper occupancy) with a $250 per diem fine, citing life safety concerns.
  • Case 00151682 (1951 NW 7th Ave, Unit 190): Tenant Derek Turron appeared for failure to obtain business tax receipt and certificate of use. City recommended 120 days. Board granted 120 days with $250 per diem, noting the owner (University of Miami) must provide authority for the tenant to appear.

Absentia Cases (Default Judgments)

Several properties were heard in absentia with findings of guilt and compliance periods:

  • 509 NW 41st St (Case 00121215): Unauthorized conversion of duplex to fourplex. 3 days compliance, $250 per diem.
  • 760 NW 64th St (Case 0154850): Failure to register vacant lot. 3 days, $250 per diem.
  • 50 NW 41st St (Case 00101763): Vacant structure, blight, and improper storage. 3 days, $250 per diem.
  • 951 Brickell Ave (Case 00089802): Failure to have business tax receipt for valet. 3 days, $250 per diem.
  • 61676 NW 2nd St (Case 00161468): Failure to maintain facade, landscaping, and work without permit. 3 days, $250 per diem.
  • 828 NE 76th St (Case 00159048): Failure to register vacant structure. 3 days, $150 per diem.
  • 1150 NE 87th St (Case 00161581): Improper removal of eight trees. 3 days, $150 per diem.
  • 425 NE 76th St (Case 00157050): Failure to register vacant structure. 3 days, $150 per diem.
  • 268 NE 80th St (Case 00112429): Removal of four trees without permit. 3 days, $250 per diem.

Key Outcomes

  • Two mitigation cases resolved with reduced liens ($0 and $15,000).
  • Partial release granted for three cases to allow sale of a separate property to fund repairs.
  • Multiple violation hearings resulted in findings of guilt with compliance periods ranging from 10 to 120 days and per diem fines of $150 or $250.
  • The meeting adjourned after all cases were heard.

Meeting Transcript

Continue to stand if you are here to testify to be sworn in. Do you solemnly swear? Could you please stand? Yeah. Do you solemnly swear or affirm that the testimony you're about to give is the whole truth and nothing but the truth? You may have a seat. We have a new interpreter. Okay. Do you solemnly swear or affirm that you would translate from English to Creole and Creole to English to the best of your ability? Thank you. Uh bonsoir. No. Thank you. Do you solemnly swear or affirm that you would translate from English to Spanish and Spanish to English to the best of your ability? Thank you. Thank you. Roll call. Present. Mr. Javier Rodriguez. Present. Mr. Keon Williams. Present. We have a quorum. Good evening. Everybody here tonight is either here for a mitigation, an extension of time, or you're here for the first time. We will call mitigations first, then extensions of time, and then those who are here for the first time. And if it's a commercial non-residential property, it's up to a thousand dollars per diem. And if it's a commercial non-residential property, it's up to a thousand dollars per diem. If you're a repeat violator, the if it's a residential property, it's the $500 per diem. If it's a non-residential commercial property, it's up to $5,000 per diem. When your case is complete, there's a handout that's at the podium that tells you how to request an extension of time. So long as you request an extension of time before the time to comply has expired, the fines don't start running. But if you miss that date, that's when the fine start running. So make sure you take that piece of paper and you request the time before the time to comply has expired. So they give you 30 days, request the extension of time on the 20th day if you're not gonna comply by the 30th. So you don't have any fines to worry about. If you plead not guilty, the city will put on its case. You can put on your defense, and the board will determine by majority vote whether you're guilty or not guilty. If they find a property guilty, then they will assess a number of days to comply with a violation and a per diem fine. All orders of the board are available to the 11th Judicial Circuit Court of Florida within 30 days. Thank you. Um we have a board member that uh has an excused absence. For moves for excuse absence for your leases, second. All right, and so what I want to do is we got two mitigations. Can I call those up first and get those out the way? And then I think we have one special appearance. Okay. You think it's gonna be long on a special appearance?

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