Can you get the lien off my property?

No. We are a contractor, not a law firm: we fix the property condition behind the order. What is owed and what happens next is for the board, magistrate or local government named on the order, and legal questions go to a Florida attorney.

The violation is old. Does the work still matter?

While a violation stays open, a daily fine can keep running under the Florida process. Correcting the cited condition and closing out any permit is the part you can start on now.

The work was done without a permit years ago. What now?

Work already done without a permit generally has to be permitted after the fact, which can involve drawings, inspections and opening up finished surfaces so the work can be inspected. We pull that permit under our licence and schedule the inspections.

My condo building got an inspection report. Is that the same thing?

Milestone inspections under section 553.899, Florida Statutes, apply to condominium and cooperative buildings of three or more stories, which are common in Miami. Repairs identified in the report are permitted and carried out through the local building department, which can confirm applicability and timing.

Do you work outside the city of Miami?

Yes. Our Florida Certified Building Contractor licence CBC1267336 is a state certification valid in every Florida county, verifiable on the Florida DBPR website.

Code enforcement lien in Miami, FL

A recorded code enforcement lien means an order about your property was certified and recorded in the public records. Behind that order there is a condition someone cited: work done without a permit, an open or expired permit, an overgrown lot, debris, a roof, a fence or barrier, a structure. Read the order and any notice that came with it. Note the compliance date and any hearing date written on it. Then contact the code office named on the notice about the case itself. What is owed, and whether any process exists to ask about it once the property complies, is decided by that office, the board or the special magistrate named on the order — not by a contractor.

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Call us or send your notice details · free estimate

Close-up of hands holding a folded letter at a kitchen table, the print out of focus, with a set of house keys and a pen beside it and a Florida front yard soft through the window.

Miami is an incorporated municipality, so code enforcement here is normally run by the municipality itself, though some local governments contract it out; the office with your case is the one named on your paperwork. Florida code enforcement generally works under Chapter 162, Florida Statutes: cities and counties use either a code enforcement board or a special magistrate. A notice of violation identifies the problem and gives time to correct it. If it is not corrected, the case is set for a hearing, and the board or magistrate issues an order with a compliance date. A fine may be imposed for each day the violation continues past that date, and a certified copy of an order imposing a fine can be recorded, where it becomes a lien. Exact steps and amounts vary by city and county and are stated on your own paperwork.

While your case is open, don't

Do not let the dates pass unnoticed. Compliance dates and hearing dates are written on the order, and the code office named on it is the place to confirm them.
Do not start permitted work before the permit is issued. Under section 105.1 of the Florida Building Code most construction, alteration and repair needs a permit first, and work done without one generally has to be permitted after the fact.
Do not tear out finished work first. An after-the-fact permit can require drawings and inspections, and the building department decides what has to be opened up so the work can be seen.
Do not assume an old permit closed itself. An open or expired permit stays on the property record until it is properly closed out, so check the status with the Miami building department with jurisdiction over the property.
Do not skip HOA or condo approval. Associations and gated communities are very common in Miami, and exterior work often needs their approval as well as a permit.

What we do

We read the order with youWe go through the recorded order, the notice and what the property record shows, so the cited condition is clear. Then we look at the property.
We tell you what the work involvesWe explain what the violation needs corrected and agree the price in writing before work starts. The estimate is free.
We pull the permit under our licenceWhere the fix needs a permit, we pull it under our Florida Certified Building Contractor licence CBC1267336, after-the-fact permits included. Electrical, plumbing and air-conditioning work is done by our Florida-licensed subcontractors, who pull that trade's permit.
We do the workWe repair, replace, clear or build what the cited condition calls for. We haul away what has to go.
We schedule inspections and work to close the permit outWe book the inspections and work through them toward closing out the permit on the property record.
We hand you the paperworkYou get the permit and inspection paperwork to take to the code office named on your order to show the property now complies.

Work by 360 Home Improvements, Florida Certified Building Contractor CBC1267336. Electrical, plumbing and AC work goes to our Florida-licensed subcontractors, who pull that trade's permit.

How it works in Miami

A recorded order often surfaces at a sale or a refinance, when the title search finds it — sometimes years after the first notice. In Miami that can mean the cited condition has sat through several hurricane seasons. Hurricane season runs June 1 through November 30, and storm damage left unrepaired, like roofs still under tarps, downed fences and scattered debris, is a common source of notices afterward. Florida's long wet growing season also lets yards and vacant lots overgrow quickly, so maintenance complaints come year-round. Many local governments can, after notice, mow a lot or clear debris themselves and bill the owner or record a lien for the cost; your local ordinance and your notice state the specifics.

Miami sits in the High-Velocity Hurricane Zone with Miami-Dade and Broward counties. Roofing, windows, doors, shutters and similar products installed here need approval for that zone, usually a Miami-Dade Notice of Acceptance, and the building department can confirm what it accepts. That matters when the cited work has to be re-done or permitted after the fact. Miami housing is mostly concrete block and stucco, with mid-century homes inland and a large share of high-rise condominiums in Brickell, Downtown Miami and along the bay; under section 553.899, Florida Statutes, condominium and cooperative buildings of three or more stories require structural milestone inspections. Salt air off Biscayne Bay and heavy humidity corrode gate hardware, exterior locks and metal fasteners faster than inland. If the cited condition is an unsafe structure, a damaged roof or a pool barrier, keep people away from it, children above all, and do not attempt structural or roof repairs yourself.

Questions people ask

Can you get the lien off my property?: No. We are a contractor, not a law firm: we fix the property condition behind the order. What is owed and what happens next is for the board, magistrate or local government named on the order, and legal questions go to a Florida attorney.
The violation is old. Does the work still matter?: While a violation stays open, a daily fine can keep running under the Florida process. Correcting the cited condition and closing out any permit is the part you can start on now.
The work was done without a permit years ago. What now?: Work already done without a permit generally has to be permitted after the fact, which can involve drawings, inspections and opening up finished surfaces so the work can be inspected. We pull that permit under our licence and schedule the inspections.
Does the Miami-Dade product approval rule apply to my repair?: Miami is in the High-Velocity Hurricane Zone, where roofing, windows, doors and shutters need approval for that zone, usually a Miami-Dade Notice of Acceptance. The Miami building department with jurisdiction over your property confirms what it accepts.
My condo building got an inspection report. Is that the same thing?: Milestone inspections under section 553.899, Florida Statutes, apply to condominium and cooperative buildings of three or more stories, which are common in Miami. Repairs identified in the report are permitted and carried out through the local building department, which can confirm applicability and timing.
Do you work outside the city of Miami?: Yes. Our Florida Certified Building Contractor licence CBC1267336 is a state certification valid in every Florida county, verifiable on the Florida DBPR website.

This page is general information about Florida code enforcement, not legal advice. For questions about your own case (deadlines, hearing dates, fines or liens), contact the code enforcement office named on your notice, or a Florida attorney.

Send us the notice

Call (954) 906-7864 or send a request through the form for a free estimate: we read the order with you, look at the property and agree the price in writing before any work starts. Questions about the case itself — the dates, the fine, the lien — go to the code office named on your notice.

Call now · (954) 906-7864

Request a free estimate

Tell us what the notice says and where the property is. We'll look at what the violation needs and agree the price with you before any work starts.

NamePhoneEmailProperty address (the property on the notice)CityZIP code (Florida)What does the notice say?Compliance date (if the notice gives one)Hearing date (if any)Anything else (optional)I agree that 360 Home Improvements may contact me about this request by phone call, text message and email at the number and email I gave, including with automated technology and an AI assistant. Consent is not a condition of any purchase. Message and data rates may apply; reply STOP to opt out of texts.

We use your details only for this request. Not legal advice; for legal questions about your case, contact the code office named on your notice or a Florida attorney. See the privacy page.

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A different violation?

Code Violation Solver is run by 360 Home Improvements, a licensed Florida contractor. We fix the condition behind the violation; the code office named on your notice decides the case.