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Zip Code 33196
Code Violations & Unpermitted Work in 33196 (The Hammocks / Cutler Bay)
231 open violations across 119 properties — cross-referenced with 791 building permits, recent sales, and tax assessments.
231
Total Violations
27
Expired Permits
22
Unsafe Structures
119
Properties
791
Building Permits
Permit Cross-Reference
Properties with violations + permits 39
Properties with violations, no permits 80
Total permits in zip 791
Issued (active) 0
Final (completed) 0
Expired / voided 337
Total permit value $6,992,519
Property Value Impact
Avg assessed (properties with violations) $431,804
Avg assessed (violation-free properties) $142,817
202% higher
assessment gap for violated properties
Properties with violations 93
Violation-free properties 8,442
Ownership of Violated Properties
Corporate-owned 41
Individual-owned 190
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| None, The Hammocks, FL 33196-0000 | $300,000 |
| None, The Hammocks, FL 33196-0000 | $463,500 |
| 9023 SW 151 AVENUE RD, The Hammocks, FL | $590,000 |
| 9632 SW 150 PL, The Hammocks, FL 33196-0 | $495,000 |
| 9427 SW 151 AVE, The Hammocks, FL 33196- | $565,000 |
| 9881 SW 166 CT, The Hammocks, FL 33196-0 | $497,000 |
All Other Code Violations (156)
General building code, zoning, and property maintenance violations.
Showing 25 of 156 all other code violations violations
Expired Permit (27)
Building permits that were pulled but never received final inspection — work may not meet code.
Showing 25 of 27 expired permit violations
Unsafe Structure (22)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
Unknown (26)
Showing 25 of 26 unknown violations
What Do These Violations Mean for 33196 (The Hammocks / Cutler Bay)?
33196 (The Hammocks / Cutler Bay) has 231 open code violations across 119 properties. Of these, 27 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.
80 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 119 properties with violations, 190 are individually owned and 41 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 33196?
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.