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Zip Code 33156
Code Violations & Unpermitted Work in 33156
158 open violations across 104 properties — cross-referenced with 3,893 building permits, recent sales, and tax assessments.
158
Total Violations
75
Expired Permits
10
Unsafe Structures
104
Properties
3,893
Building Permits
Permit Cross-Reference
Properties with violations + permits 70
Properties with violations, no permits 34
Total permits in zip 3,893
Issued (active) 0
Final (completed) 0
Expired / voided 1,123
Total permit value $265,509,949
Property Value Impact
Avg assessed (properties with violations) $8,685,460
Avg assessed (violation-free properties) $1,207,471
619% higher
assessment gap for violated properties
Properties with violations 93
Violation-free properties 9,760
Ownership of Violated Properties
Corporate-owned 61
Individual-owned 97
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 33156-0000 | $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 33156-0000 | $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 33156-0000 | $2,105,300 |
All Other Code Violations (64)
General building code, zoning, and property maintenance violations.
Showing 25 of 64 all other code violations violations
Boilers (4)
Boiler inspection violations — typically commercial properties.
| Case # | Address | Market Value |
|---|---|---|
| 20250235582 | 8495 SW 132 ST, Pinecrest, FL 33156 | $1,394,721 |
| R2024049584 | 7303 SW 88 ST, Pinecrest, FL 33156- | $25,500,000 |
| R2024049526 | 7303 SW 88 ST, Pinecrest, FL 33156- | $25,500,000 |
| R2024049523 | 7303 SW 88 ST, Pinecrest, FL 33156- | $25,500,000 |
Expired Permit (75)
Building permits that were pulled but never received final inspection — work may not meet code.
Showing 25 of 75 expired permit violations
Unsafe Structure (10)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
| Case # | Address | Market Value |
|---|---|---|
| F2024001166 | 7535 SW 88 ST, Pinecrest, FL 33156- | $355,000,000 |
| 20240228618 | 9045 S DADELAND BLVD, Pinecrest, FL | $1,000 |
| F2022010747 | 9200 S DADELAND BLVD, Pinecrest, FL | $49,390,433 |
| F2022010746 | 9200 S DADELAND BLVD, Pinecrest, FL | $49,390,433 |
| F2022010745 | 9400 S DADELAND BLVD, Pinecrest, FL | $28,151,020 |
| 20220216224 | 8265 SW 98 ST, Pinecrest, FL 33156- | $1,026,315 |
| F2021010063 | None, Pinecrest, FL 33156-0000 | — |
| F2021010065 | None, Pinecrest, FL 33156-0000 | — |
| F2021010064 | 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 |
| 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 |
| 200402003087 | 8120 SW 99 ST, Pinecrest, FL 33156- | $724,569 |
What Do These Violations Mean for 33156?
33156 has 158 open code violations across 104 properties. Of these, 75 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.
34 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 104 properties with violations, 97 are individually owned and 61 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.