City of Miami Code Enforcement Board Meeting - October 14, 2026

The City of Miami Code Enforcement Board convened on October 14, 2026, to hear a heavy docket of cases. The meeting covered fine mitigations, extensions of time, contested hearings, and absentia rulings. The board attorney read standard procedures in English, Spanish, and Creole. A quorum was present, and an excused absence was granted to newly appointed board member Gomez to allow a conflict of interest review. The board briefly addressed a streaming issue with channel 77.

Mitigation Cases

• 2946 SW 34th Ave (Attorney John A. Guschiza): The owners were victimized by contractors and one child needed a kidney transplant. The lien of $394,000 was reduced to $5,000.
• 7929 NE 1st Ave (Ali Givenkow, Liz Licky Viljum): The $184,000 lien for operating without a Business Tax Receipt was reduced to the commercial minimum of $15,000.
• 3174 SW 25th St (Represented by Norris Crew): A homestead property. The $87,500 lien was reduced to $0 via unanimous vote.
• 1449 NW 68th Terrace (Owner Mike Venidale): The property was burned down by a squatter and demolished by the city. The $115,000 lien was reduced to $7,500, contingent on paying a $12,532 demolition lien for the same property within 60 days. A separate $44,831 demolition debt on another property was discussed but not included in the condition.
• 1595 NW 60th St (Owner Kenya Sanchez): A commercial lot cited for work without a permit. The $41,750 lien was reduced to the 20% minimum of $8,350. The owner's request to recalculate the fine from an earlier date was denied as outside the board's authority.
• 604 NW 25th Ave (Elizabeth Akai, by Power of Attorney): An Adult Living Facility. The $755,000 lien was reduced to $0 via unanimous vote.

Extensions of Time

• 2130 SW 19th Terrace: Granted 120 days due to contractor abandonment.
• 2148 NW 17th Ave: Granted 120 days after tenants were evicted and severely damaged the property.
• 1900 NW 35th St (Attorney Maria Danay): Granted 120 days to resolve a complex unity of title issue with the city before permitting can proceed.

Contested Hearings (To Be Heards)

• 106 NW 80th St (Attorney Mickey Barrero): Two cases for tree removal, fence, and debris. Pleaded guilty. Granted 120 days, $250/day per diem.
• 170 NW 57th St (Maria Morello): Vacant lot with storage and an RV used as a residence (since removed). Pleaded guilty. Granted 120 days, $250/day per diem.
• 1045 NE 84th St (Owner Pedro Aparicio): Tree removal without a permit. Pleaded guilty. Granted 120 days, $150/day per diem.
• 620/610 NE 87th St (Owner): Three tree removal tickets. Pleaded not guilty. Owner stated under oath he never removed any trees from the vacant lot. The board found the property guilty because the ticket was not timely appealed and no after-the-fact permit was pulled. Granted 120 days, $250/day per diem.
• 1236 NW 31st St (Angie Garcia, property manager): Work without a permit, in the permitting process. Pleaded guilty. Granted 120 days, $150/day per diem.
• 428 NW 10th Ave (Gary and mother Estina): Outside storage and unpermitted fence for a junk removal business. Pleaded guilty. Granted 120 days, $250/day per diem.
• 1063 NW 55th Terrace (Owner Hans Duran): Work without a permit for a fence and window enclosure. Pleaded guilty. Granted 120 days, $150/day per diem.
• 1581 NW 55th Terrace (Owner George Pratt): Two cases (tree removal, work w/o permit). One case was voided, the other pleaded guilty. Granted 120 days, $150/day per diem.
• 161 NW 35th St (Gwendolyn Ferraro with Power of Attorney for Ricardo Seed): Unlicensed short-term rental. Pleaded guilty. Owner stated unit was uninhabitable, but inspector found it still listed. Granted 30 days to remove listings and provide inspector access, $250/day per diem.
• 1480 NW 59th St (Owners John Palacio, Gwendolyn Ferraro): Work without a permit for fence, pavers, and storage. Pleaded guilty. Granted 120 days, $150/day per diem.
• 735 NW 55th St (Carla Latino, via interpreter): Cutting trees without a permit. Pleaded guilty. Granted 120 days, $250/day per diem.
• 1625 SW 19th Terrace (Owner Jose Lascano): Pleaded not guilty to having an RV and a boat on a T3 zoned single-family lot. The owner argued a prior inspector allowed it and cited city code. The city attorney clarified Miami 21 code (Sections 5.3.5 and 3.6.3) prohibits temporary structures like RVs in T3 zones. The board found the property guilty. The boat can remain with screening, but the RV must be removed. Granted 120 days, $150/day per diem. The owner was advised of his right to appeal to the 11th Judicial Circuit Court.
• 1330 NW 56th St (Owners Jahima Fumero and Jesus Diaz): Work without a permit (kitchen/bath conversion discovered during inspection). Pleaded guilty. Granted 120 days, $250/day per diem.
• 1265 NW 35th St (Owner Emilio Bruscantini): Vacant lot with chickens, trash, and barbed wire. Pleaded guilty. Owner humorously noted chickens were from a neighbor. Granted 90 days, $250/day per diem.

Absentia Hearings

The board heard multiple cases where no respondent appeared. Standard compliance deadlines of 3 to 90 days were set, with per diem fines of $150 or $250 depending on property type. Notable cases included:

• 1700 NW 63rd St: Property cited as a repeat violator for outside storage. Found guilty, 3 days to comply, $250/day per diem.
• 2527 NW 13th Ave: Property with severe blight and trash. Found guilty, 3 days to comply, $150/day per diem.
• 813 NW 29th St: A speaker attempted to represent the owner without a Power of Attorney. Property found guilty, granted 30 days to comply, $150/day per diem.
• 1121 NW 56th St: Permits were mostly done (missing final inspections). Found guilty, granted 90 days, $150/day per diem.

Key Outcomes

The board successfully adjudicated a very large docket. Significant fine mitigations were granted based on homeowner hardships and compliance efforts. The board strictly applied the city code in contested cases, notably upholding an RV prohibition in a T3 zone. Several properties were found in compliance and closed. The meeting concluded around 7:50 PM and the board adopted the 2027 meeting schedule.