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Zip Code 33196
Code Violations & Unpermitted Work in 33196 (The Hammocks / Cutler Bay)
301 open violations across 145 properties — cross-referenced with 2,579 building permits, recent sales, and tax assessments.
301
Total Violations
30
Expired Permits
63
Unsafe Structures
145
Properties
2,579
Building Permits
Permit Cross-Reference
Properties with violations + permits 84
Properties with violations, no permits 61
Total permits in zip 2,579
Issued (active) 0
Final (completed) 0
Expired / voided 1,081
Total permit value $45,829,876
Property Value Impact
Avg assessed (properties with violations) $481,343
Avg assessed (violation-free properties) $141,621
240% higher
assessment gap for violated properties
Properties with violations 107
Violation-free properties 8,425
Ownership of Violated Properties
Corporate-owned 61
Individual-owned 240
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 |
| 9058 SW 148 CT, The Hammocks, FL 33196-0000 | $599,000 |
| 9234 SW 148 CT, The Hammocks, FL 33196-0000 | $419,000 |
| 9023 SW 151 AVENUE RD, The Hammocks, FL 33196-0000 | $590,000 |
| 9632 SW 150 PL, The Hammocks, FL 33196-0000 | $495,000 |
| 9427 SW 151 AVE, The Hammocks, FL 33196-0000 | $565,000 |
| 9301 SW 163 PL, The Hammocks, FL 33196-0000 | $687,000 |
| 9881 SW 166 CT, The Hammocks, FL 33196-0000 | $497,000 |
| None, The Hammocks, FL 33196-0000 | $11,424,000 |
All Other Code Violations (182)
General building code, zoning, and property maintenance violations.
Showing 25 of 182 all other code violations violations
Expired Permit (30)
Building permits that were pulled but never received final inspection — work may not meet code.
Showing 25 of 30 expired permit violations
Unsafe Structure (63)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
Showing 25 of 63 unsafe structure violations
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 301 open code violations across 145 properties. Of these, 30 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.
61 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 145 properties with violations, 240 are individually owned and 61 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.