Miami Code Enforcement Board Meeting - October 28, 2026

The Code Enforcement Board of Miami, Florida, convened on October 28, 2026, at 10:15 AM to address administrative matters and hear cases related to code violations. The board approved the 2027 meeting calendar, excused an absent member, and heard 17 cases including extensions of time and requests for mitigation of fines. New board member Jason Manowitz was welcomed.

Discussion Items

Extensions of Time (EOT)

• Seven cases were granted 120-day extensions to allow property owners to complete compliance work. Cases included 2631 NW 23rd Ct, 2628 NW 23rd Ct, 3031 NW 11th St, 4926 SW 7th St, 729 NW 55th Ter, 2479 NW 34th St (initially requested 60 days but board granted 120), and 761 NW 29th St. In each case, the city recommended 120 days, and the board voted unanimously to approve.

Mitigations

• 2320 NW 24th Ave (single-family, non-homestead): Lien of $309,750. After a failed motion to reduce to $5,000 (2-2 vote), the board reduced the fine to $3,000 on a second motion.
• 80 NW 45th St (single-family, non-homestead, short-term rental): Lien of $791,000. The board reduced to $15,000, treating the violation as commercial due to rental activity. The owner's representative described the owner as having been misled by the prior seller and having stopped renting immediately upon discovering the violation.
• 350 NW 45th St (single-family, non-homestead, now vacant lot): Lien of $725,100. The board reduced to $7,500, noting the owner had demolished the structure and obtained permits for new construction.
• 30 NW 17th Ave (two cases, same property): Two liens totaling $591,500 and $638,500. Each reduced to $15,000. The property was vacant and undergoing 40-year recertification.
• 1436 SW 5th St (commercial): Lien of $158,250. Reduced to $15,000. The owner's attorney explained a property manager mistakenly believed a certificate of use was not needed.
• 45 SW 63rd Ave (homestead): Lien of $519,900. Reduced to $0 by unanimous vote. The owner bought the property with existing violations and took time to obtain financing; all violations were now corrected.
• 7622 N Miami Ave (single-family, non-homestead, corporation): Lien of $1.7 million. Reduced to $10,000. The owner purchased in 2009 with violations and had difficulty due to inspector miscommunication.
• 508 NE 67th St (vacant lot, originally single-family): Lien of $194,000. Reduced to $2,500 after a failed motion to reduce to $5,000. The property had a fire and was demolished; the owner was selling the lot.
• 1642 SW 8th St (commercial): Lien of $515,000. Reduced to $15,000. Compliance was achieved after code changes and COVID delays.
• 1700 NW 18th Ave (duplex, homestead): Lien not specified. Reduced to $0 by unanimous vote. Violations were for work without a permit and a tree permit issue.
• 1222 NW 59th St (two cases, single-family, now vacant): Initially proposed $7,500 each, but upon discovery that the property had a structure at the time of violation, the board reversed the previous motion and reduced each to $1,000. The owner had paid other fines and liens.
• 382 NW 24th St (commercial): Lien of $28,000. Reduced to $5,600 (20%), the statutory minimum for commercial. Compliance occurred during COVID.
• 2337 NW 5th Ave (commercial): Lien of $514,500. Reduced to $15,000. The owner discovered the violation during a title search and immediately complied.
• 420 NW 45th St (single-family, non-homestead): Lien of $43,750. Reduced to $0 because the city acknowledged a notice issue; the board concurred.
• 3161 NW 2nd St (single-family, lost homestead exemption due to divorce): Lien of $116,500. Reduced to $0 by unanimous vote. The board advised the owner to reapply for homestead exemption.
• 528 SW 6th St (commercial): Lien of $624,000. Reduced to $15,000. The owner discovered the lien during refinancing; the board noted cities had provided proper notice to the registered agent.
• 154 NE 58th Ter (duplex, non-homestead, corporation): Lien of $528,000. Reduced to $2,500. The owner demolished the structure and was stuck with a mortgage; the board considered her financial hardship.

Key Outcomes

• The board approved the 2027 meeting calendar and excused board member Keon Williams.
• All EOT requests were granted exactly as recommended by the city (120 days) unless the owner requested less.
• Mitigation results ranged from full reduction to $0 (in three cases) to statutory minimums ($10,000 for non-homestead residential, $15,000 for commercial, $10,000 for single-family, etc.) with some cases going below minimum by unanimous vote.
• The board demonstrated flexibility in cases involving notice errors, pandemic delays, and properties purchased with pre-existing violations.