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Zip Code 33193
Code Violations & Unpermitted Work in 33193 (Kendale Lakes / The Hammocks)
297 open violations across 134 properties — cross-referenced with 1,139 building permits, recent sales, and tax assessments.
297
Total Violations
58
Expired Permits
128
Unsafe Structures
134
Properties
1,139
Building Permits
Permit Cross-Reference
Properties with violations + permits 48
Properties with violations, no permits 86
Total permits in zip 1,139
Issued (active) 0
Final (completed) 0
Expired / voided 518
Total permit value $12,135,659
Property Value Impact
Avg assessed (properties with violations) $410,111
Avg assessed (violation-free properties) $210,355
95% higher
assessment gap for violated properties
Properties with violations 101
Violation-free properties 8,652
Ownership of Violated Properties
Corporate-owned 23
Individual-owned 274
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 6821 SW 147 AVE 2B, Kendall, FL 33193-00 | $276,000 |
| 6241 SW 148 CT, Kendall, FL 33193-0000 | $525,000 |
| 6120 SW 156 CT, Kendall, FL 33193-0000 | $525,000 |
| 6503 SW 162 AVE, Kendall, FL 33193-0000 | $198,800 |
| 8196 SW 162 PL, Kendall, FL 33193-0000 | $740,000 |
| 7955 SW 164 PL, Kendall, FL 33193-0000 | $695,000 |
| 8104 SW 153 PL, Kendall, FL 33193-0000 | $379,000 |
| 8365 SW 152 AVE C-214, Kendall, FL 33193 | $260,000 |
All Other Code Violations (85)
General building code, zoning, and property maintenance violations.
Showing 25 of 85 all other code violations violations
Expired Permit (58)
Building permits that were pulled but never received final inspection — work may not meet code.
Showing 25 of 58 expired permit violations
Unsafe Structure (128)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
Showing 25 of 128 unsafe structure violations
Unknown (26)
Showing 25 of 26 unknown violations
What Do These Violations Mean for 33193 (Kendale Lakes / The Hammocks)?
33193 (Kendale Lakes / The Hammocks) has 297 open code violations across 134 properties. Of these, 58 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.
86 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 134 properties with violations, 274 are individually owned and 23 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 33193?
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.