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Zip Code 11860
Code Violations & Unpermitted Work in 11860
9 open violations across 6 properties — cross-referenced with 68 building permits, recent sales, and tax assessments.
9
Total Violations
4
Expired Permits
1
Unsafe Structures
6
Properties
68
Building Permits
Permit Cross-Reference
Properties with violations + permits 4
Properties with violations, no permits 2
Total permits in zip 68
Issued (active) 0
Final (completed) 0
Expired / voided 36
Total permit value $5,180,698
Property Value Impact
Avg assessed (properties with violations) $9,994,150
Avg assessed (violation-free properties) $471,575
2019% higher
assessment gap for violated properties
Properties with violations 6
Violation-free properties 78
Ownership of Violated Properties
Corporate-owned 3
Individual-owned 6
All Other Code Violations (2)
General building code, zoning, and property maintenance violations.
| Case # | Address | Market Value |
|---|---|---|
| 20220216303 | 11860 SW 248 TER, Homestead, FL 330 | $560,270 |
| 2006099698 | 11860 SW 184 ST, South Miami Height | $386,605 |
Boilers (2)
Boiler inspection violations — typically commercial properties.
| Case # | Address | Market Value |
|---|---|---|
| 20250237213 | 11860 SW 147 AVE, The Hammocks, FL | $57,900,000 |
| 20250237212 | 11860 SW 147 AVE, The Hammocks, FL | $57,900,000 |
Expired Permit (4)
Building permits that were pulled but never received final inspection — work may not meet code.
| Case # | Address | Market Value |
|---|---|---|
| 20240229827 | 11860 SW 5 ST, Kendall West, FL 331 | $1,007,156 |
| A2014002903 | 11860 NW 17 AVE, North Miami, FL 33 | $263,751 |
| A2010003620 | 11860 SW 175 TER, South Miami Heigh | $426,642 |
| 20060100419 | 11860 SW 184 ST, South Miami Height | $386,605 |
Unsafe Structure (1)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
| Case # | Address | Market Value |
|---|---|---|
| G20120148083 | 11860 SW 184 ST, South Miami Height | $386,605 |
What Do These Violations Mean for 11860?
11860 has 9 open code violations across 6 properties. Of these, 4 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.
2 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 6 properties with violations, 6 are individually owned and 3 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 11860?
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.