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Zip Code 33156
Code Violations & Unpermitted Work in 33156
144 open violations across 99 properties — cross-referenced with 1,225 building permits, recent sales, and tax assessments.
144
Total Violations
68
Expired Permits
10
Unsafe Structures
99
Properties
1,225
Building Permits
Permit Cross-Reference
Properties with violations + permits 48
Properties with violations, no permits 51
Total permits in zip 1,225
Issued (active) 0
Final (completed) 0
Expired / voided 356
Total permit value $36,398,406
Property Value Impact
Avg assessed (properties with violations) $9,420,281
Avg assessed (violation-free properties) $1,210,606
678% higher
assessment gap for violated properties
Properties with violations 89
Violation-free properties 9,736
Ownership of Violated Properties
Corporate-owned 52
Individual-owned 92
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 7700 N KENDALL DR, Pinecrest, FL 33156-0 | $52,200,000 |
| 9190 SW 82 AVE, Pinecrest, FL 33156-0000 | $2,750,000 |
| 8390 SW 94 ST, Pinecrest, FL 33156-0000 | $2,300,000 |
| 7861 SW 96 ST, Pinecrest, FL 33156-0000 | $865,000 |
| 7900 SW 98 TER, Pinecrest, FL 33156-0000 | $950,000 |
| 9213 SW 78 PL, Pinecrest, FL 33156-0000 | $950,000 |
| 8305 SW 117 TER, Pinecrest, FL 33156-000 | $895,000 |
| 8545 SW 124 ST, Pinecrest, FL 33156-0000 | $25,000 |
| 8540 SW 122 ST, Pinecrest, FL 33156-0000 | $1,240,000 |
| 8375 SW 120 TER, Pinecrest, FL 33156-000 | $2,105,300 |
All Other Code Violations (57)
General building code, zoning, and property maintenance violations.
Showing 25 of 57 all other code violations violations
Boilers (4)
Boiler inspection violations — typically commercial properties.
| Case # | Address | Market Value |
|---|---|---|
| R2024049523 | 7303 SW 88 ST, Pinecrest, FL 33156- | $25,500,000 |
| R2024049526 | 7303 SW 88 ST, Pinecrest, FL 33156- | $25,500,000 |
| R2024049584 | 7303 SW 88 ST, Pinecrest, FL 33156- | $25,500,000 |
| 20250235582 | 8495 SW 132 ST, Pinecrest, FL 33156 | $1,394,721 |
Expired Permit (68)
Building permits that were pulled but never received final inspection — work may not meet code.
Showing 25 of 68 expired permit violations
Unsafe Structure (10)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
| Case # | Address | Market Value |
|---|---|---|
| 20240228618 | 9045 S DADELAND BLVD, Pinecrest, FL | $1,000 |
| F2022010747 | 9200 S DADELAND BLVD, Pinecrest, FL | $56,250,000 |
| 20220216224 | 8265 SW 98 ST, Pinecrest, FL 33156- | $1,026,315 |
| F2024001166 | 7535 SW 88 ST, Pinecrest, FL 33156- | $377,900,000 |
| F2022010746 | 9200 S DADELAND BLVD, Pinecrest, FL | $56,250,000 |
| F2021010064 | None, Pinecrest, FL 33156-0000 | — |
| F2022010745 | 9400 S DADELAND BLVD, Pinecrest, FL | $32,550,000 |
| F2021010063 | None, Pinecrest, FL 33156-0000 | — |
| F2021010065 | None, Pinecrest, FL 33156-0000 | — |
| F2021009149 | 7303 SW 88 ST, Pinecrest, FL 33156- | $25,500,000 |
Unknown (5)
| Case # | Address | Market Value |
|---|---|---|
| 202506003042 | 7800 SW 104 ST, Pinecrest, FL 33156 | $18,157,880 |
| 200402003087 | 8120 SW 99 ST, Pinecrest, FL 33156- | $724,569 |
| 202506001330 | 7867 SW 88 ST, Pinecrest, FL 33156- | $12,400,000 |
| 201706002725 | 9755 SW 84 AVE, Pinecrest, FL 33156 | $692,538 |
| 200402009189 | 8120 SW 112 ST, Pinecrest, FL 33156 | $1,575,326 |
What Do These Violations Mean for 33156?
33156 has 144 open code violations across 99 properties. Of these, 68 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.
51 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 99 properties with violations, 92 are individually owned and 52 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 33156?
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.