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Zip Code 11740
Code Violations & Unpermitted Work in 11740
17 open violations across 8 properties — cross-referenced with 64 building permits, recent sales, and tax assessments.
17
Total Violations
3
Expired Permits
2
Unsafe Structures
8
Properties
64
Building Permits
Permit Cross-Reference
Properties with violations + permits 5
Properties with violations, no permits 3
Total permits in zip 64
Issued (active) 0
Final (completed) 0
Expired / voided 23
Total permit value $704,424
Property Value Impact
Avg assessed (properties with violations) $1,272,452
Avg assessed (violation-free properties) $417,115
205% higher
assessment gap for violated properties
Properties with violations 8
Violation-free properties 91
Ownership of Violated Properties
Corporate-owned 1
Individual-owned 16
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 11740 NE 2 AVE, North Miami Beach, FL 33161-0000 | $3,000,000 |
| 11740 SW 190 TERRACE RD, South Miami Heights, FL 33177-0000 | $740,000 |
All Other Code Violations (6)
General building code, zoning, and property maintenance violations.
| Case # | Address | Market Value |
|---|---|---|
| 20250239062 | 11740 SW 190 TERRACE RD, South Miam | $598,691 |
| 20250237334 | 11740 NE 2 AVE, North Miami Beach, | $488,102 |
| 20240229674 | 11740 SW 190 TERRACE RD, South Miam | $598,691 |
| 20200203955 | 11740 SW 190 TERRACE RD, South Miam | $598,691 |
| 20180192411 | 11740 SW 179 TER, South Miami Heigh | $470,321 |
| 20100137736 | 11740 SW 223 ST, Palmetto Bay, FL 3 | $341,776 |
Expired Permit (3)
Building permits that were pulled but never received final inspection — work may not meet code.
| Case # | Address | Market Value |
|---|---|---|
| A2025001834 | 11740 SW 179 TER, South Miami Heigh | $470,321 |
| 20240226393 | 11740 SW 88 ST, Kendall West, FL 33 | $8,300,000 |
| A2024000227 | 11740 SW 88 ST, Kendall West, FL 33 | $8,300,000 |
Unsafe Structure (2)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
| Case # | Address | Market Value |
|---|---|---|
| 20220216654 | 11740 SW 190 TERRACE RD, South Miam | $598,691 |
| 20210208375 | 11740 SW 179 TER, South Miami Heigh | $470,321 |
Unknown (6)
| Case # | Address | Market Value |
|---|---|---|
| 202506001042 | 11740 SW 88 ST, Kendall West, FL 33 | $8,300,000 |
| 202001003340 | 11740 SW 190 TERRACE RD, South Miam | $598,691 |
| 202001001195 | 11740 SW 190 TERRACE RD, South Miam | $598,691 |
| 200201007126 | 11740 SW 186 ST, South Miami Height | $380,483 |
| 200101008670 | 11740 SW 221 ST, Palmetto Bay, FL 3 | $494,003 |
| 200102007454 | 11740 SW 180 ST, South Miami Height | $488,691 |
What Do These Violations Mean for 11740?
11740 has 17 open code violations across 8 properties. Of these, 3 are expired building permits — meaning someone pulled a permit to do construction work but never completed the final inspection required to close the permit. The work may or may not meet current building codes.
3 properties in this zip have code violations but no building permits on record at all — a strong signal that work was done entirely without permits. This is a significant risk factor for buyers, as unpermitted work can affect insurance coverage, financing eligibility, and resale value.
Of the 8 properties with violations, 16 are individually owned and 1 are corporate-owned (LLC, trust, or corp). Most violated properties are individually owned, suggesting owner-occupied homes where renovation or maintenance projects stalled.
Frequently Asked Questions
What happens if I buy a property with an expired permit in 11740?
Under Florida law, code violations and open permits transfer with the property. You become responsible for bringing the work into compliance, which may require hiring a licensed contractor, scheduling inspections, and potentially undoing or redoing work that doesn't meet code. Always request a permit search before closing.
Can I get a mortgage on a property with code violations?
It depends on the violation type. FHA and VA loans typically require all open violations to be resolved before closing. Conventional loans may allow some minor violations but not "unsafe structure" designations. Cash buyers have no such restrictions, which is why investors often target these properties.
How do I resolve an expired permit in Miami-Dade County?
Contact the Miami-Dade Building Department to request a re-inspection. If the original work meets current code, you may be able to close the permit with a single inspection visit. If the work doesn't meet code, you'll need to hire a licensed contractor to bring it into compliance before re-inspection.