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Zip Code 33176
Code Violations & Unpermitted Work in 33176 (Kendall / Pinecrest)
344 open violations across 179 properties — cross-referenced with 5,751 building permits, recent sales, and tax assessments.
344
Total Violations
112
Expired Permits
43
Unsafe Structures
179
Properties
5,751
Building Permits
Permit Cross-Reference
Properties with violations + permits 137
Properties with violations, no permits 42
Total permits in zip 5,751
Issued (active) 0
Final (completed) 0
Expired / voided 1,657
Total permit value $169,211,250
Property Value Impact
Avg assessed (properties with violations) $2,407,339
Avg assessed (violation-free properties) $648,811
271% higher
assessment gap for violated properties
Properties with violations 141
Violation-free properties 4,389
Ownership of Violated Properties
Corporate-owned 100
Individual-owned 244
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 9530 SW 95 CT, Kendall, FL 33176-0000 | $1,270,000 |
| 8886 SW 95 AVE, Kendall, FL 33176-0000 | $233,500 |
| 9025 SW 96 AVE, Kendall, FL 33176-0000 | $525,000 |
| 9240 SW 101 ST, Kendall, FL 33176-0000 | $1,650,000 |
| 9340 SW 103 ST, Kendall, FL 33176-0000 | $1,857,000 |
| 9750 N KENDALL DR, Kendall, FL 33176-0000 | $5,446,200 |
| 9780 SW 103 AVENUE RD, Kendall, FL 33176-0000 | $862,500 |
| 9600 SW 103 AVE, Kendall, FL 33176-0000 | $780,000 |
| 9890 SW 112 ST, Kendall, FL 33176-0000 | $916,700 |
| 9815 SW 114 ST, Kendall, FL 33176-0000 | $428,000 |
| 9728 SW 108 TER, Kendall, FL 33176-0000 | $990,000 |
| 9765 SW 110 ST, Kendall, FL 33176-0000 | $4,050,000 |
| 9741 SW 119 ST, Kendall, FL 33176-0000 | $750,000 |
| 8901 SW 120 ST, Kendall, FL 33176-0000 | $1,280,000 |
| 8880 SW 126 TER, Kendall, FL 33176-0000 | $765,000 |
All Other Code Violations (149)
General building code, zoning, and property maintenance violations.
Showing 25 of 149 all other code violations violations
Boilers (7)
Boiler inspection violations — typically commercial properties.
| Case # | Address | Market Value |
|---|---|---|
| R2026052756 | 8900 N KENDALL DR, Kendall, FL 3317 | $6,700,000 |
| 20250240661 | 9100 SW 87 AVE, Kendall, FL 33176-0 | $3,127,804 |
| 20250234396 | 8801 SW 131 ST, Kendall, FL 33176-0 | $1,685,000 |
| 20250234395 | 8801 SW 131 ST, Kendall, FL 33176-0 | $1,685,000 |
| 20240228422 | 9100 SW 87 AVE, Kendall, FL 33176-0 | $3,127,804 |
| 20240228421 | 9100 SW 87 AVE, Kendall, FL 33176-0 | $3,127,804 |
| 20240228347 | 8805 SW 129 TER, Kendall, FL 33176- | $2,861,040 |
Expired Permit (112)
Building permits that were pulled but never received final inspection — work may not meet code.
Showing 25 of 112 expired permit violations
Unsafe Structure (43)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
Showing 25 of 43 unsafe structure violations
Unknown (33)
Showing 25 of 33 unknown violations
What Do These Violations Mean for 33176 (Kendall / Pinecrest)?
33176 (Kendall / Pinecrest) has 344 open code violations across 179 properties. Of these, 112 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.
42 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 179 properties with violations, 244 are individually owned and 100 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 33176?
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.