Ocala Contractors Board of Examiners and Appeals Meeting - April 9, 2026
Ocala Contractors Board of Examiners and Appeals Meeting - April 9, 2026
The Contractors Board of Examiners and Appeals met on April 9, 2026, at 5:30 PM (City Hall Council Chambers) to hear one case: City of Ocala vs. Julio Cesar Angulo. The respondent failed to appear. The board found him guilty of violating owner-builder exemption rules by selling the property 46 days after permitted work, creating a statutory presumption of misuse. A fine of $300 plus prosecution costs was imposed.
Discussion Items
- Case CON25-0013 – City of Ocala vs. Julio Cesar Angulo (Location: 1636 SW 5th Pl): Code Enforcement presented evidence that Angulo obtained an owner-builder permit for exterior stucco work on March 24, 2025, completed final inspection on August 8, 2025, and sold the property on September 23, 2025 – 46 days later. This triggered a statutory presumption (F.S. 489.103(7)) that the work was undertaken for sale, invalidating the owner-builder exemption. Violations: intentionally furnishing false information on a permit application (Section 22-151(b)(9)) and committing an act that would be misconduct by a licensed contractor (Section 22-151(b)(13) via F.S. 489.127(1)(f)). Staff recommended a guilty finding, a fine of $150 per violation ($300 total) plus $142.08 in prosecution costs, payable by May 15, 2026. Board members noted that the respondent's spouse had called staff, stating they intended to live there but decided not to, but no evidence was provided and the respondent was absent.
Key Outcomes
- Motion to accept staff recommendation: Made by Kevin Steiner, seconded by Bruce Gonseth. Passed unanimously. The board found Mr. Angulo guilty of both violations.
- Fine imposed: $300 total ($150 per violation) plus $142.08 prosecution costs, due by May 15, 2026.
- Evidence and testimony entered into record: Motion by Darrell O'Kain, seconded by Michael Gartner, passed unanimously.
Meeting Transcript
Same 0409-20261030, published April 1st, 2026. Can have the swearing in of the officers for this case. So the only case for the contractor board tonight is CON25-0013. CON25-0013, the City of Ocala versus Julio Caesar Angulo. This is my case. The violations in this case are section 22151 subsection B9, intentionally furnishing materially false or misleading information on an application for a permit. In section 22151 B13, committing an act which would constitute a violation of subsection A of this section if committed by a licensed contractor or journeyman. Specifically, his conduct under 22151A15E through the violation of Florida Statutes Chapter 489-103 subsection 7 and Florida Statutes 489-127 subsection 1 subsection F related to owner builder exemptions and misuse of owner builder exemption. So for this case on March 20th, 2025, Code Enforcement Supervisor Buller actually documented in a case narrative that while in the area of the subject property and that particular address for reference is 1636 Southwest 5th place. Repair activity, exterior repair activity at the structure, conducted or review the city's permit records, revealed that no permits were in place for any repairs. She actually made contact at the residence and assigned Inspector Ferrera at the time to conduct follow-up inspections. There were conversations actually made with Mr. Angulo, the respondent in my case. He advised that he recently purchased the home, that he was personally performing work at the property, and further stated he was replacing flooring with vinyl and performing exterior stucco work at the residence. That being one of the requirements for permitting the exterior stucco. He further advised that he had obtained a permit for the stucco work and that he was cleaning the property, removing the aluminum wheelchair ramp that was previously there and now in the front yard, intended to paint, so some minor repairs that didn't otherwise require permits, uh, and then stated that no contractor was involved, that he is the property owner was performing the work himself. Based on those observations made during the inspection and his statements, including verification of a permit, provided the case was ultimately closed at that time. A review of the city's permitting records confirms that building permit BLD 25-0719 was applied for and issued on March 24th, 2025. That was for exterior stucco work at that residence as previously discussed. It was issued as an owner builder permit with Julio Caesar Angulo listed as the applicant and the owner builder. That permit application and owner-builder disclosure documentation were signed by Mr. Angular, acknowledging the requirements and limitations associated with the owner-builder exemption. Permit subsequently received final inspection and approval on August 8th, 2025, indicated completion of the work. So at this point, everything that he has done has been within reason within law and within the ordinance. He was conducting the repairs of the home himself. He was the rightful owner. He signed owner-builder disclosures. He did everything he was supposed to to this point. Property records from the Marion County property appraiser reflected the subject property had been purchased on November 14th, 2024 by Mr. Julio Caesar Angulo and Gabriela Alejandra Angelo via a warranty deed recorded in the Marion County official records. At the time of the purchase, the mailing address associated with both of those owners was listed as 909 Naples Drive in Orlando. A review of the Orange County property appraiser records reflects that this property remains owned by both of those same individuals as of today and carries their homestead exemption. On March 10th, 2026, while I was conducting a review of all owner builder permits issued within the previous year, just proactively confirming compliance with the owner-builder exemptions and disclosure requirements. During that review is discovered that the subject property had been conveyed to new owners on September 23rd, 2025, when the property was transferred again via warranty deed from Julio Caesar Angulo and who is a believed to be his wife, Gabriela Alejandra Angulo, to a Ruben C. Adorno and Elizabeth Martinez, whose address is listed as this subject property, 1636, Southwest Fifth Place. These individuals also remain the owners of this address as of today. Based on the permitting records and property transfer records, the permitted work associated with the permit received final inspection and approval on August 8, 2025, and then the property was subsequently transferred to new owners on September 23rd, 2025, approximately 46 days after completion of the permitted work. Pursuant to Florida statutes 4891037. The owner builder exemption prohibits construction or improvement of a property under that exemption when the work is undertaken for the purpose of sale or lease. The statute further provides that when property improved under the owner-builder exemption is sold within a year after completion of the work. A presumption is now created that the construction was undertaken for the purpose of sell or lease, thereby invalidating the owner-builder exemption. The owner-builder associated with this property, uh, or excuse me, the owner-builder permit associated with this property was obtained by Mr. Angular, who executed the owner builder disclosure documentation, acknowledging the statutory limitations and requirements, uh including the restriction concerning construction undertaken for the purpose of sale a lease. Transfer of the property 46 days after completion of the permitted work establishes the statutory presumption that the owner builder exemption was improperly used. The misuse of that is further identified as unlawful acts under Florida statutes 489-127. So based on all of this investigation, it's alleged that Mr. Angulow violated the following provisions as previously indicated. In 22151 B13, committing an act which would constitute a violation of subsection A if committed by a licensed contractor. Quick recap on the on the timeline, November 14th, 2024. Mr.
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