Data Analysis

Where Is the Most Unpermitted Work in Miami-Dade?

We cross-referenced 31,110 open code violations with building permit records across 19,071 properties to map where expired permits, unsafe structures, and code violations concentrate — and what it means for buyers, sellers, and investors.

31,110
Open Violations
7,883
Expired Permits
3,170
Unsafe Structures
19,071
Properties Affected
Key Finding

Zip code 33147 (Opa-locka / Miami Gardens) leads Miami-Dade with 2,882 open violations across 1,767 properties — including 535 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 2,882
2
33142 — Brownsville / Liberty City 1,737
3
33155 — West Miami / Westchester 1,246
4
33165 — Westchester / Tamiami 981
5
33150 — North Miami / El Portal 862
6
33179 — Ives Estates / Ojus 689
7
33015 — Miami Lakes / Country Club 627
8
33168 — North Miami Beach 583
9
33175 — Fontainebleau / Sweetwater 547
10
33162 — North Miami Beach 451
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 535 311 1,248 2,882 1,767
2 33142 292 242 605 1,737 965
3 33155 307 120 615 1,246 782
4 33165 205 63 503 981 668
5 33150 201 75 382 862 465
6 33179 258 68 314 689 383
7 33015 197 72 330 627 391
8 33168 190 53 285 583 365
9 33175 147 59 280 547 338
10 33162 147 42 217 451 284
11 33173 130 53 176 421 254
12 33167 105 27 200 421 272
13 33161 100 80 188 417 265
14 33143 149 110 112 411 193
15 33172 59 137 180 391 144
16 33122 136 33 166 372 65
17 33126 81 42 186 341 200
18 33176 106 42 142 329 172
19 33183 66 46 183 323 199
20 33166 49 30 202 317 207
21 33193 58 128 85 297 134
22 33144 54 19 153 289 199
23 33184 20 18 200 258 194
24 33055 70 22 120 238 153
25 33196 27 22 156 231 119
26 33174 45 19 118 210 138
27 33186 32 73 86 198 82
28 33169 62 16 66 165 96
29 33185 49 2 68 151 85
30 33156 68 10 57 144 99
31 33157 28 37 39 123 67
32 33187 10 3 45 110 69
33 33182 32 6 56 107 77
34 33180 34 7 39 87 55
35 33181 38 13 30 83 40
36 33018 12 7 42 78 58
37 33138 20 2 36 68 56
38 33109 31 2 19 57 28
39 33032 17 5 24 49 26
40 33134 8 3 29 47 39
41 33170 3 1 7 44 30
42 33177 1 0 9 32 17
43 33160 6 1 20 29 22
44 33178 10 3 11 27 11
45 33136 10 9 3 26 11
46 33194 8 0 15 25 20
47 33132 12 8 5 25 3
48 33012 7 2 16 25 18
49 33128 8 10 1 21 10
50 33127 1 1 1 20 16

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 (7,883) — 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 (3,170) — 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 (20,057) — 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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