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Zip Code 11765
Code Violations & Unpermitted Work in 11765
21 open violations across 12 properties — cross-referenced with 25 building permits, recent sales, and tax assessments.
21
Total Violations
3
Expired Permits
0
Unsafe Structures
12
Properties
25
Building Permits
Permit Cross-Reference
Properties with violations + permits 4
Properties with violations, no permits 8
Total permits in zip 25
Issued (active) 0
Final (completed) 0
Expired / voided 6
Total permit value $69,163
Property Value Impact
Avg assessed (properties with violations) $236,777
Avg assessed (violation-free properties) $622,475
62% lower
assessment gap for violated properties
Properties with violations 12
Violation-free properties 51
Ownership of Violated Properties
Corporate-owned 4
Individual-owned 17
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 11765 SW 135 CT, Kendall West, FL 33186-0000 | $450,000 |
All Other Code Violations (16)
General building code, zoning, and property maintenance violations.
| Case # | Address | Market Value |
|---|---|---|
| 20260246979 | 11765 SW 18 ST 8-35, Kendall, FL 33 | $206,116 |
| 20260246987 | 11765 SW 18 ST 7-35, Kendall, FL 33 | $206,116 |
| 20260246539 | 11765 SW 135 CT, Kendall West, FL 3 | $398,803 |
| 20260246410 | 11765 SW 18 ST 10-35, Kendall, FL 3 | $156,272 |
| 20260246409 | 11765 SW 18 ST 9-35, Kendall, FL 33 | $206,116 |
| 20260245872 | 11765 SW 135 CT, Kendall West, FL 3 | $398,803 |
| 20250239353 | 11765 SW 18 ST 7-35, Kendall, FL 33 | $206,116 |
| 20250239352 | 11765 SW 18 ST 8-35, Kendall, FL 33 | $206,116 |
| 20250239351 | 11765 SW 18 ST 9-35, Kendall, FL 33 | $206,116 |
| 20250239350 | 11765 SW 18 ST 9-35, Kendall, FL 33 | $206,116 |
| 20250239349 | 11765 SW 18 ST 11-35, Kendall, FL 3 | $230,546 |
| 20250239316 | 11765 SW 18 ST 4-35, Kendall, FL 33 | $206,116 |
| 20250239318 | 11765 SW 18 ST 6-35, Kendall, FL 33 | $206,130 |
| 20250239315 | 11765 SW 18 ST 3-35, Kendall, FL 33 | $230,546 |
| 20250234946 | 11765 SW 183 ST, South Miami Height | $434,710 |
| 20230219051 | 11765 SW 183 ST, South Miami Height | $434,710 |
Boilers (1)
Boiler inspection violations — typically commercial properties.
| Case # | Address | Market Value |
|---|---|---|
| R2012028971 | 11765 NW 27 AVE, North Miami, FL 33 | $1,017,425 |
Expired Permit (3)
Building permits that were pulled but never received final inspection — work may not meet code.
| Case # | Address | Market Value |
|---|---|---|
| A2026000626 | 11765 QUAIL ROOST DR, South Miami H | $347,634 |
| A2009004458 | 11765 NW 27 AVE, North Miami, FL 33 | $1,017,425 |
| A2009003633 | 11765 NW 27 AVE, North Miami, FL 33 | $1,017,425 |
What Do These Violations Mean for 11765?
11765 has 21 open code violations across 12 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.
8 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 11765 are assessed at an average of $236,777, compared to $622,475 for violation-free properties — a 62% 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 12 properties with violations, 17 are individually owned and 4 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 11765?
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.