Data Analysis

Where Is the Most Unpermitted Work in Miami-Dade?

We cross-referenced 34,059 open code violations with building permit records across 20,746 properties to map where expired permits, unsafe structures, and code violations concentrate — and what it means for buyers, sellers, and investors.

34,059
Open Violations
8,404
Expired Permits
3,462
Unsafe Structures
20,746
Properties Affected
Key Finding

Zip code 33147 (Opa-locka / Miami Gardens) leads Miami-Dade with 3,148 open violations across 1,911 properties — including 558 expired building permits that signal work done without final inspection.

Top 10 Zip Codes — Most Code Violations

Open building violations, expired permits, and unsafe structures in Miami-Dade County

1
33147 — Opa-locka / Miami Gardens 3,148
2
33142 — Brownsville / Liberty City 1,867
3
33155 — West Miami / Westchester 1,324
4
33165 — Westchester / Tamiami 1,013
5
33150 — North Miami / El Portal 950
6
33015 — Miami Lakes / Country Club 802
7
33179 — Ives Estates / Ojus 782
8
33175 — Fontainebleau / Sweetwater 626
9
33168 — North Miami Beach 613
10
33162 — North Miami Beach 486
Expired Permits Unsafe Structures Other Violations

All Zip Codes Ranked by Violations

Complete ranking — click any zip to see the full neighborhood profile

# Zip Code Expired Unsafe Other Total Properties
1 33147 558 328 1,383 3,148 1,911
2 33142 305 257 660 1,867 1,034
3 33155 330 140 645 1,324 825
4 33165 212 64 527 1,013 691
5 33150 210 80 410 950 508
6 33015 209 77 482 802 545
7 33179 296 99 334 782 418
8 33175 152 63 349 626 389
9 33168 191 54 300 613 382
10 33162 151 43 235 486 298
11 33167 109 38 236 478 296
12 33161 101 85 209 460 293
13 33173 140 55 185 447 268
14 33172 66 141 215 438 177
15 33143 159 110 126 436 212
16 33122 144 33 174 391 69
17 33183 73 79 193 375 206
18 33126 84 50 195 361 208
19 33166 51 36 222 353 222
20 33176 112 43 152 347 179
21 33193 61 129 101 317 151
22 33144 60 20 168 313 216
23 33196 30 63 183 302 146
24 33184 22 18 239 299 225
25 33055 76 22 121 261 172
26 33186 52 85 93 241 93
27 33174 48 21 133 234 151
28 33169 63 16 70 179 103
29 33185 55 9 73 171 96
30 33156 75 10 65 159 105
31 33157 30 37 39 126 69
32 33187 10 3 49 120 70
33 33182 34 6 57 110 78
34 33180 36 8 46 102 63
35 33181 40 14 31 89 42
36 33018 12 7 43 82 59
37 33138 21 2 41 76 61
38 33109 36 2 21 66 30
39 33032 18 5 29 61 35
40 33134 12 5 29 53 42
41 33178 12 8 18 44 17
42 33170 1 1 7 43 30
43 33030 14 1 17 38 32
44 33177 1 0 10 33 18
45 33160 7 1 20 31 22
46 33132 14 8 6 30 3
47 33033 12 0 5 29 18
48 33012 7 2 16 26 18
49 33194 8 0 16 26 20
50 33136 10 9 3 26 11

What Unpermitted Work Means for You

For Buyers

An expired permit means someone pulled a building permit but never got final inspection — the work was never officially approved. This could mean anything from a minor paperwork oversight to major structural work that doesn't meet code.

Before buying: Always check for open violations and expired permits. Under Florida law, violations transfer with the property. You inherit the fines, the remediation costs, and the liability.

For Sellers

Open violations can kill a sale. Many lenders won't fund mortgages on properties with outstanding code violations, and title companies may flag them as encumbrances. Buyers who discover violations during due diligence often walk away or demand steep price reductions.

Before listing: Resolve open violations proactively. Getting a final inspection on an expired permit can be straightforward if the work is compliant — and it removes a dealbreaker from your listing.

For Investors

High violation density can mean opportunity — distressed properties, motivated sellers, below-market prices. But factor in remediation costs. An "unsafe structure" designation can mean six-figure repair bills and months of permitting delays.

Strategy: Properties with expired permits (not unsafe structures) are often the best deals — the work may already be done and just needs inspection sign-off.

For Agents

Florida law requires disclosure of known material defects. Open code violations are material. Use this data in listing presentations to set expectations and in buyer consultations to identify risks early.

Competitive edge: Agents who can pull violation data before a showing demonstrate expertise that generic MLS-only agents can't match.

Understanding Violation Types

Expired Permits (8,404) — A building permit was pulled but never received final inspection. The most common type of "unpermitted" work. The homeowner (or contractor) started a project, got a permit, but never followed through on the final sign-off. The work may or may not meet code.
Unsafe Structures (3,462) — The county has formally designated the structure as unsafe. This is serious — it often means visible structural damage, fire damage, or conditions that endanger occupants. These properties may be condemned or require demolition.
All Other Code Violations (22,193) — Property maintenance issues, zoning violations, overgrown lots, unpermitted signage, and general building code infractions. Many are minor but can accumulate into liens if left unresolved.

Methodology & Data Sources

Violation data comes from Miami-Dade County's ArcGIS open data portal, including three datasets: open building violations, code compliance violations with liens, and closed violations (past 5 years). We ingest all records weekly and match them to property parcels using county folio numbers.

Cross-referencing violations with building permit records lets us identify properties where work was started (permit pulled) but never completed (no final inspection), as well as properties with violations but no corresponding permits at all — a strong signal of unpermitted work.

Limitations: This data covers Miami-Dade County only. Broward and Palm Beach county violations will be added as their open data portals are integrated. Violation counts reflect currently open cases — closed violations from the past 5 years are tracked but not included in the rankings above.

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