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Zip Code 11751
Code Violations & Unpermitted Work in 11751
9 open violations across 8 properties — cross-referenced with 30 building permits, recent sales, and tax assessments.
9
Total Violations
0
Expired Permits
0
Unsafe Structures
8
Properties
30
Building Permits
Permit Cross-Reference
Properties with violations + permits 1
Properties with violations, no permits 7
Total permits in zip 30
Issued (active) 0
Final (completed) 0
Expired / voided 15
Total permit value $140,168
Property Value Impact
Avg assessed (properties with violations) $211,815
Avg assessed (violation-free properties) $459,358
54% lower
assessment gap for violated properties
Properties with violations 8
Violation-free properties 65
Ownership of Violated Properties
Corporate-owned 1
Individual-owned 8
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 11751 SW 26 TER, Kendall, FL 33175-0000 | $695,000 |
All Other Code Violations (9)
General building code, zoning, and property maintenance violations.
| Case # | Address | Market Value |
|---|---|---|
| 20260246270 | 11751 SW 26 TER, Kendall, FL 33175- | $512,482 |
| 20260246025 | 11751 SW 24 TER, Kendall, FL 33175- | $702,026 |
| 20250239214 | 11751 SW 18 ST 7-38, Kendall, FL 33 | $156,272 |
| 20250239213 | 11751 SW 18 ST 4-38, Kendall, FL 33 | $206,116 |
| 20250239205 | 11751 SW 18 ST 3-38, Kendall, FL 33 | $206,116 |
| 20250239203 | 11751 SW 18 ST 9-38, Kendall, FL 33 | $206,116 |
| 20250239204 | 11751 SW 18 ST 1-38, Kendall, FL 33 | $230,546 |
| 20210208155 | 11751 SW 18 ST 9-38, Kendall, FL 33 | $206,116 |
| 20130161415 | 11751 SW 18 ST 2-38, Kendall, FL 33 | $156,272 |
What Do These Violations Mean for 11751?
11751 has 9 open code violations across 8 properties. Of these, 0 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.
7 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.
Properties with open violations in 11751 are assessed at an average of $211,815, compared to $459,358 for violation-free properties — a 54% assessment gap. While lower assessed values mean lower taxes today, they also reflect the market's recognition of the risk and remediation costs associated with these properties.
Of the 8 properties with violations, 8 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 11751?
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.