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Record of Proceedings

Miami Code Enforcement Board Hearing on Extensions and Mitigations - July 22, 2026

Meeting Portal — Wednesday, July 22, 2026
BodyMiami, Florida
SessionMeeting Portal
DateWednesday, July 22, 2026
StatusFILED
Video Record
0:00 / 2:20:40

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:05

Roll call, Mr.

0:06

Williams.

0:07

Present.

0:08

Mr.

0:08

Arenaes.

0:10

You Lysis?

0:11

Present.

0:11

Mr.

0:12

Galan.

0:13

Present.

0:13

Mr.

0:14

Rodriguez.

0:14

Present.

0:15

Mr.

0:15

Moshi.

0:16

Present.

0:16

We have quorum.

0:17

Thank you.

0:18

Good evening.

0:20

Everybody who's here tonight is either here for an extension of time, which means you're asking for more time to comply, or you're here for mitigation, which means you're asking this board to reduce the fines that have been imposed against your property.

0:32

When your case is called, please come to the podium and state your name and the address you're here on behalf of.

0:39

If you're here for an extension of time, go ahead and explain to the board what you've done so far and how much time you need.

0:46

The cities will make a recommendation as well.

0:49

And the board will determine how much time we need to finish complying and whether you're gonna get that time based on what you've done or haven't done so far.

0:57

If you're here for mitigation, there was a chart that was provided earlier.

1:03

And if you haven't gotten it, please come up and get it while you wait.

1:07

That is what the board is authorized to mitigate to.

1:10

They cannot mitigate any further than that.

1:12

That is what the city commission has authorized them to do.

1:17

When you come up, state your name, address, tell the board why you believe the fine should be reduced or mitigated to the lowest possible amount.

1:29

The board will make a determination, they'll make a vote.

1:49

Okay, so just wait for me here so you can take that piece of paper.

1:53

And all orders of the board are appealable to the 11th Judicial Circuit Court of Florida within 30 days after today's hearing.

2:01

And if you have not signed in or have not spoken to me about your power of attorney, because you haven't signed in or spoken with a clerk, give her a chance and stand over here and I will talk to you on an individual basis.

2:15

All right.

2:22

Great.

2:25

Is it the ELT?

2:28

Okay.

2:32

All right, let's get these out of the way.

2:47

Page 10, code check, property address 577, Northwest 50th Street, case number 00137 329.

2:57

Property address 577 Northwest 50th Street.

3:01

What's the page number?

3:02

1010 in code check.

3:04

Good evening, sir.

3:05

Hello.

3:06

You state your name and address for the record.

3:08

Uh Michael Kelly, 577, Northwest 50th Street.

3:11

Right.

3:11

And how much time are you looking for?

3:13

What have you done?

3:14

Uh so far we have work with an engineering uh firm for about 10 months now.

3:19

We're getting these permits.

3:20

We have two different process numbers, one for the fence, one for the driveway.

3:23

City recommends 120.

3:25

Yep, 120.

3:27

Thank you.

3:27

You just started saying a lot, so yeah, I just got doing a lot.

3:30

120.

3:31

No worries.

3:32

Can I have a motion?

Discussion Breakdown — Share of Meeting
Pending Litigation████████████████████████████████████36%
Planning and Zoning████████████████████████24%
Procedural██████████████14%
Affordable Housing████████8%
Public Engagement███████7%
Public Safety██████6%
Fiscal Sustainability██2%
Engineering And Infrastructure█1%
Personnel Matters█1%
Summary of Proceedings

Miami Code Enforcement Board Hearing on Extensions and Mitigations - July 22, 2026

The Miami Code Enforcement Board convened on July 22, 2026, to hear a large docket of cases. The board considered requests for extensions of time to comply with code violations and requests for mitigation (reduction of fines). The meeting included dozens of individual property cases, with the board voting on extensions, reductions, and partial releases of liens. Many cases involved properties in Miami, Florida.

Extension of Time Requests

  • The board heard numerous requests for extensions of time from property owners who were in various stages of compliance. Nearly all requests were granted for 120 days, as recommended by the city. Cases included properties such as 577 NW 50th St, 7170 SW 4th St, 3361 NW 15th St, 501 NE 76th St, 45 SE 2nd St, 6731 SW 7th St, 1821 NW 16th St, 1320 NW 68th Ter, 576 NE 63rd St, 3080 SW 17th St, 812 NW 55th Ter, 925 NW 58th St, 1636 SW 9th St, 321 SW 21st Rd, 642 NE 69th St, and 1710 SW 32nd Ct. Many were in applicant corrections or awaiting inspections. The board granted all with unanimous votes.

Mitigation (Fine Reduction) Requests

  • 4353 SW 2nd St (Single-family, non-homestead): Owner requested reduction from $98,250. Motion for $0 failed; motion for $5,000 failed; final motion for $2,000 passed.
  • 1215 SW 37th Ave (Commercial): Attorney for owner requested reduction from $915,000 for illegal tree trimming. Board reduced to $20,000 (minimum $15,000).
  • 4101 NW 11th Pl (Single-family, non-homestead, now vacant): Property had demolition lien of $25,742. City recommended resetting to September 2026 with proof of payment; board ordered reset to Sept 3, 2026.
  • 644 SW 4th Ave (Vacant land): Lien $509,500. Owners claimed no notice; board reduced to minimum $7,500.
  • 528 SW 5th Ave (Commercial apartment): Lien $421,500. Owner cited misinformation; reduced to $15,000.
  • 460 NW 25th Ct (Homestead): Owner living in property; reduced to $0 by unanimous vote.
  • 737 NW 22nd Ct (Duplex, non-homestead): Purchased in 2020 after violation; reduced to $0.
  • 2059 SW 7th St (Three-unit apartment): Lien $186,250. Owner had personal hardships; reduced to minimum $15,000.
  • 7619 NE 3rd Ct (Commercial): Lien $15,500; reduced to 20% minimum $3,100.
  • 4865 & 4875 NW 7th St (Vacant lots): Two cases; each reduced to $7,500.
  • 169 NE 69th St (Vacant lot): Lien $310,250; property under new construction; reset to Sept 2026 for compliance verification.
  • 4015 NW 7th St (Commercial): Reduced to $15,000.
  • 3811 NW 2nd Ave (Commercial): Lien $221,000; owner unaware due to registered agent issue; reduced to $15,000.
  • 170 NE 68th Ter (Duplex, non-homestead): Lien $449,500; reduced to $10,000.
  • 1119 SW 1st St (Commercial): Lien $117,500; owner claimed no notice; reduced to $15,000.
  • 425 NE 26th Ter (Vacant land): Lien $12,500; reduced to 20% minimum $2,500.
  • 2655 Biscayne Blvd (Vacant land): Lien $395,500; reduced to $7,500.
  • 126 SW 8th Ave (Apartment – nonprofit): Lien $348,500; nonprofit owner preserving affordable housing; reduced to $0.
  • 1755 SW 23rd Ave (Homestead): Reduced to $0.
  • 2231 SW 17th Ter (Single-family, non-homestead): Family property; reduced to $5,000.
  • 328 NW 54th St (Vacant lot): Lien $165,000; reduced to $7,500.
  • 1014 NE 84th St (Three-unit apartment, now vacant): Lien $19,500; reduced to 20% $3,900.
  • 137 NE 47th St (Duplex, non-homestead – originally triplex): Lien $3,740,000; after verification it was a duplex, reduced to $5,000.
  • 1846 SW 22nd Ter (Homestead): Reduced to $0.
  • 300 SW 12th Ave, 1229 SW 4th St, 1220 SW 3rd St (Commercial, multiple folios): Four cases; each reduced to $15,000 (total $60,000).

Special Appearances – Partial Release of Lien

  • 1742 & 1736 NW 42nd St: Owner sought partial release to sell adjacent compliant property to fund repairs. Board granted partial release for 1736 NW 42nd St, subject to owner proceeding with compliance. Board also noted owner's past non-compliance and urged proper permitting.
  • 911 & 901 NW 63rd St: Owner sought partial release for 901 NW 63rd St to obtain a roof loan. Board granted partial release for 901, and ordered owner to contact code compliance to resolve violations on 911 for future mitigation.

Key Outcomes

  • The board granted 120-day extensions for all extension requests, with city concurrence.
  • Over 20 mitigation cases were decided. Many fines were reduced to the statutory minimums based on property type (e.g., $5,000 for homestead, $7,500 for vacant land, $10,000 for non-homestead single-family, $15,000 for commercial). Some were reduced to zero or below minimum where unanimous vote allowed.
  • Two partial releases of liens were granted to facilitate property sales or loans for repairs.
  • Several cases were reset to September 3, 2026 or September 22, 2026 for further compliance verification or documentation.
  • Total reductions amounted to millions of dollars in fines, reflecting the board's discretion and consideration of owner circumstances.

Meeting Transcript

Roll call, Mr. Williams. Present. Mr. Arenaes. You Lysis? Present. Mr. Galan. Present. Mr. Rodriguez. Present. Mr. Moshi. Present. We have quorum. Thank you. Good evening. Everybody who's here tonight is either here for an extension of time, which means you're asking for more time to comply, or you're here for mitigation, which means you're asking this board to reduce the fines that have been imposed against your property. When your case is called, please come to the podium and state your name and the address you're here on behalf of. If you're here for an extension of time, go ahead and explain to the board what you've done so far and how much time you need. The cities will make a recommendation as well. And the board will determine how much time we need to finish complying and whether you're gonna get that time based on what you've done or haven't done so far. If you're here for mitigation, there was a chart that was provided earlier. And if you haven't gotten it, please come up and get it while you wait. That is what the board is authorized to mitigate to. They cannot mitigate any further than that. That is what the city commission has authorized them to do. When you come up, state your name, address, tell the board why you believe the fine should be reduced or mitigated to the lowest possible amount. The board will make a determination, they'll make a vote. Okay, so just wait for me here so you can take that piece of paper. And all orders of the board are appealable to the 11th Judicial Circuit Court of Florida within 30 days after today's hearing. And if you have not signed in or have not spoken to me about your power of attorney, because you haven't signed in or spoken with a clerk, give her a chance and stand over here and I will talk to you on an individual basis. All right. Great. Is it the ELT? Okay. All right, let's get these out of the way. Page 10, code check, property address 577, Northwest 50th Street, case number 00137 329. Property address 577 Northwest 50th Street. What's the page number? 1010 in code check. Good evening, sir. Hello. You state your name and address for the record. Uh Michael Kelly, 577, Northwest 50th Street. Right. And how much time are you looking for? What have you done?

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