Data Analysis

Where Is the Most Unpermitted Work in Miami-Dade?

We cross-referenced 35,636 open code violations with building permit records across 21,534 properties to map where expired permits, unsafe structures, and code violations concentrate — and what it means for buyers, sellers, and investors.

35,636
Open Violations
9,043
Expired Permits
3,508
Unsafe Structures
21,534
Properties Affected
Key Finding

Zip code 33147 (Opa-locka / Miami Gardens) leads Miami-Dade with 3,270 open violations across 1,952 properties — including 590 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 3,270
2
33142 — Brownsville / Liberty City 1,913
3
33155 — West Miami / Westchester 1,383
4
33165 — Westchester / Tamiami 1,067
5
33150 — North Miami / El Portal 982
6
33015 — Miami Lakes / Country Club 846
7
33179 — Ives Estates / Ojus 818
8
33175 — Fontainebleau / Sweetwater 657
9
33168 — North Miami Beach 637
10
33162 — North Miami Beach 507
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 590 331 1,435 3,270 1,952
2 33142 319 258 684 1,913 1,055
3 33155 352 144 660 1,383 849
4 33165 234 65 546 1,067 720
5 33150 223 83 419 982 525
6 33015 233 79 498 846 561
7 33179 317 100 346 818 434
8 33175 164 63 366 657 410
9 33168 199 55 311 637 394
10 33162 162 44 239 507 306
11 33173 160 56 212 507 304
12 33167 113 39 245 495 305
13 33161 108 87 220 485 305
14 33143 179 110 128 463 227
15 33172 70 141 233 460 189
16 33122 151 33 179 403 72
17 33183 83 79 201 393 212
18 33126 90 54 198 376 217
19 33166 60 37 230 371 232
20 33176 120 43 160 367 190
21 33144 67 23 175 335 232
22 33193 61 129 108 324 158
23 33196 36 63 186 313 151
24 33184 23 18 241 303 226
25 33055 82 22 123 269 176
26 33186 58 87 96 252 98
27 33174 52 21 136 243 155
28 33185 59 9 89 192 111
29 33169 69 16 73 188 107
30 33156 88 10 67 180 114
31 33157 31 37 41 129 70
32 33180 39 16 59 126 67
33 33187 11 3 50 123 72
34 33182 37 6 64 122 82
35 33181 40 14 31 91 43
36 33018 15 7 43 88 59
37 33138 24 2 43 85 64
38 33109 42 2 21 72 33
39 33032 23 5 29 66 38
40 33134 12 5 29 53 42
41 33178 14 8 19 47 18
42 33170 1 1 8 44 31
43 33030 13 1 17 37 31
44 33177 2 0 10 34 19
45 33132 17 8 6 33 3
46 33160 8 1 21 33 23
47 33034 14 5 8 30 18
48 33136 13 9 3 29 12
49 33033 12 0 5 29 18
50 33194 8 0 18 28 20

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 (9,043) — 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 (3,508) — 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 (23,085) — 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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