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Zip Code 33173
Code Violations & Unpermitted Work in 33173 (Kendall / The Crossings)
421 open violations across 254 properties — cross-referenced with 1,706 building permits, recent sales, and tax assessments.
421
Total Violations
130
Expired Permits
53
Unsafe Structures
254
Properties
1,706
Building Permits
Permit Cross-Reference
Properties with violations + permits 97
Properties with violations, no permits 157
Total permits in zip 1,706
Issued (active) 0
Final (completed) 0
Expired / voided 516
Total permit value $39,484,276
Property Value Impact
Avg assessed (properties with violations) $1,056,108
Avg assessed (violation-free properties) $351,085
201% higher
assessment gap for violated properties
Properties with violations 245
Violation-free properties 7,953
Ownership of Violated Properties
Corporate-owned 46
Individual-owned 375
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 | $1,520,000 |
| 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 (176)
General building code, zoning, and property maintenance violations.
Showing 25 of 176 all other code violations violations
Boilers (2)
Boiler inspection violations — typically commercial properties.
| Case # | Address | Market Value |
|---|---|---|
| 20160175820 | 8000 SW 107 AVE, Kendall, FL 33173- | $47,138,146 |
| R2025052174 | 6100 SW 87 AVE, Kendall, FL 33173-0 | $9,208,950 |
Expired Permit (130)
Building permits that were pulled but never received final inspection — work may not meet code.
Showing 25 of 130 expired permit violations
Unsafe Structure (53)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
Showing 25 of 53 unsafe structure violations
Unknown (60)
Showing 25 of 60 unknown violations
What Do These Violations Mean for 33173 (Kendall / The Crossings)?
33173 (Kendall / The Crossings) has 421 open code violations across 254 properties. Of these, 130 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.
157 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 254 properties with violations, 375 are individually owned and 46 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.