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Zip Code 33186
Code Violations & Unpermitted Work in 33186
198 open violations across 82 properties — cross-referenced with 893 building permits, recent sales, and tax assessments.
198
Total Violations
32
Expired Permits
73
Unsafe Structures
82
Properties
893
Building Permits
Permit Cross-Reference
Properties with violations + permits 44
Properties with violations, no permits 38
Total permits in zip 893
Issued (active) 0
Final (completed) 0
Expired / voided 318
Total permit value $27,142,953
Property Value Impact
Avg assessed (properties with violations) $2,304,853
Avg assessed (violation-free properties) $301,550
664% higher
assessment gap for violated properties
Properties with violations 37
Violation-free properties 3,011
Ownership of Violated Properties
Corporate-owned 33
Individual-owned 165
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 8850 SW 123 CT H209, Kendall West, FL 33 | $282,000 |
| 9001 SW 122 AVE, Kendall West, FL 33186- | $60,250,000 |
| 9410 E CALUSA CLUB DR, Kendall West, FL | $795,000 |
| 9910 W CALUSA CLUB DR, Kendall West, FL | $775,000 |
All Other Code Violations (86)
General building code, zoning, and property maintenance violations.
Showing 25 of 86 all other code violations violations
Expired Permit (32)
Building permits that were pulled but never received final inspection — work may not meet code.
Showing 25 of 32 expired permit violations
Unsafe Structure (73)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
Showing 25 of 73 unsafe structure violations
Unknown (7)
| Case # | Address | Market Value |
|---|---|---|
| 202302003396 | None, Kendall West, FL 33186-0000 | $1,097,400 |
| 201903001995 | 9800 SW 127 AVE, Kendall West, FL 3 | $644,758 |
| 200102007654 | None, Kendall West, FL 33186-0000 | $765,625 |
| 201703000339 | 9349 SW 144 PL, Kendall West, FL 33 | $479,671 |
| 200102000038 | None, Kendall West, FL 33186-0000 | $765,625 |
| 202203003333 | 9000 SW 137 AVE, Kendall West, FL 3 | $11,220,000 |
| 200202001502 | 9576 SW 124 CT, Kendall West, FL 33 | $443,566 |
What Do These Violations Mean for 33186?
33186 has 198 open code violations across 82 properties. Of these, 32 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.
38 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 82 properties with violations, 165 are individually owned and 33 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 33186?
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.