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Zip Code 13800
Code Violations & Unpermitted Work in 13800
8 open violations across 5 properties — cross-referenced with 112 building permits, recent sales, and tax assessments.
8
Total Violations
2
Expired Permits
0
Unsafe Structures
5
Properties
112
Building Permits
Permit Cross-Reference
Properties with violations + permits 5
Properties with violations, no permits 0
Total permits in zip 112
Issued (active) 0
Final (completed) 0
Expired / voided 30
Total permit value $3,644,540
Property Value Impact
Avg assessed (properties with violations) $8,658,779
Avg assessed (violation-free properties) $726,198
1092% higher
assessment gap for violated properties
Properties with violations 5
Violation-free properties 176
Ownership of Violated Properties
Corporate-owned 5
Individual-owned 3
All Other Code Violations (4)
General building code, zoning, and property maintenance violations.
| Case # | Address | Market Value |
|---|---|---|
| 20250235296 | 13800 VAN BUREN ST, Kendall, FL 331 | $314,574 |
| 20240231953 | 13800 SW 109 ST, Kendall West, FL 3 | $462,900 |
| 20240231472 | 13800 SW 137 AVE, Kendall West, FL | $20,185,630 |
| 20230223112 | 13800 SW 109 ST, Kendall West, FL 3 | $462,900 |
Boilers (2)
Boiler inspection violations — typically commercial properties.
| Case # | Address | Market Value |
|---|---|---|
| 20250237248 | 13800 SW 88 ST, Kendall West, FL 33 | $16,700,000 |
| 20250237244 | 13800 SW 88 ST, Kendall West, FL 33 | $16,700,000 |
Expired Permit (2)
Building permits that were pulled but never received final inspection — work may not meet code.
| Case # | Address | Market Value |
|---|---|---|
| A2026000446 | 13800 SW 84 ST, Kendall, FL 33183-0 | $13,500,000 |
| A2024004099 | 13800 SW 84 ST, Kendall, FL 33183-0 | $13,500,000 |
What Do These Violations Mean for 13800?
13800 has 8 open code violations across 5 properties. Of these, 2 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.
Of the 5 properties with violations, 3 are individually owned and 5 are corporate-owned (LLC, trust, or corp). The higher corporate ownership rate suggests many of these may be investment or rental properties where maintenance has been deferred.
Frequently Asked Questions
What happens if I buy a property with an expired permit in 13800?
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.