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Zip Code 33173
Code Violations & Unpermitted Work in 33173 (Kendall / The Crossings)
443 open violations across 265 properties — cross-referenced with 5,568 building permits, recent sales, and tax assessments.
443
Total Violations
140
Expired Permits
54
Unsafe Structures
265
Properties
5,568
Building Permits
Permit Cross-Reference
Properties with violations + permits 166
Properties with violations, no permits 99
Total permits in zip 5,568
Issued (active) 0
Final (completed) 0
Expired / voided 1,648
Total permit value $119,131,886
Property Value Impact
Avg assessed (properties with violations) $1,071,524
Avg assessed (violation-free properties) $349,305
207% higher
assessment gap for violated properties
Properties with violations 256
Violation-free properties 7,942
Ownership of Violated Properties
Corporate-owned 66
Individual-owned 377
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 9425 SW 68 ST, Kendall, FL 33173-0000 | $1,507,000 |
| 6845 SW 97 AVE, Kendall, FL 33173-0000 | $1,650,000 |
| 8930 SW 68 ST, Kendall, FL 33173-0000 | $980,000 |
| 9381 SW 62 ST, Kendall, FL 33173-0000 | $650,000 |
| 9034 SW 65 ST, Kendall, FL 33173-0000 | $1,060,000 |
| 9220 SW 71 ST, Kendall, FL 33173-0000 | $1,320,000 |
| 6700 SW 97 AVE, Kendall, FL 33173-0000 | $1,165,000 |
| 6450 SW 102 AVE, Kendall, FL 33173-0000 | $100,000 |
| 9840 SW 60 ST, Kendall, FL 33173-0000 | $1,500,000 |
| 6505 SW 107 AVE, Kendall, FL 33173-0000 | $610,000 |
| 6321 SW 106 AVE, Kendall, FL 33173-0000 | $2,500,000 |
| 5815 SW 113 CT, Kendall, FL 33173-0000 | $590,000 |
| 6431 SW 109 CT, Kendall, FL 33173-0000 | $920,000 |
| 7102 SW 113 CT, Kendall, FL 33173-0000 | $417,000 |
| 5912 SW 108 CT, Kendall, FL 33173-0000 | $630,000 |
All Other Code Violations (182)
General building code, zoning, and property maintenance violations.
Showing 25 of 182 all other code violations violations
Boilers (5)
Boiler inspection violations — typically commercial properties.
| Case # | Address | Market Value |
|---|---|---|
| R2026052878 | 5601 SW 107 AVE, Kendall, FL 33173- | $2,990,453 |
| R2026052875 | 5601 SW 107 AVE, Kendall, FL 33173- | $2,990,453 |
| R2026052526 | 8000 SW 107 AVE, Kendall, FL 33173- | $47,138,146 |
| R2025052174 | 6100 SW 87 AVE, Kendall, FL 33173-0 | $9,208,950 |
| 20160175820 | 8000 SW 107 AVE, Kendall, FL 33173- | $47,138,146 |
Expired Permit (140)
Building permits that were pulled but never received final inspection — work may not meet code.
Showing 25 of 140 expired permit violations
Unsafe Structure (54)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
Showing 25 of 54 unsafe structure violations
Unknown (62)
Showing 25 of 62 unknown violations
What Do These Violations Mean for 33173 (Kendall / The Crossings)?
33173 (Kendall / The Crossings) has 443 open code violations across 265 properties. Of these, 140 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.
99 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 265 properties with violations, 377 are individually owned and 66 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 33173?
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.