Code Process

 

Initial Process

A code officer observing a violation, citizen call in, letter or online complaint and other city departments or entities, initiates a case. All complaints are inspected and verified by a code officer and if a violation exists, the code officer takes further action towards obtaining voluntary compliance.

Step 1.Review your notice

Once violations are verified, a notice may be left, hand delivered or mailed to a property owner. The notice explains the type of violation(s), specify the number of days given for compliance, and an Administrative Citation is issued for a fine of up to $250.00 if the violations are not complied.

A re-inspection of the property will take place to determine if the violations have been corrected.  The property owner does not need to be present at the time of the inspection. If the violations have been complied, an affidavit of compliance will be issued and mailed to the address of record for the owner.

Step 2.Contact your Code Compliance Officer 

We request that you keep contact with your code officer. Let him/her know if there are any issues or delays in correcting the violation(s).

View Directory

Step 3.Request Additional Time

You may request additional time to correct the violation if you are making progress on correcting the violation(s).  The request is not an automatic guarantee. Certain issues cannot be delayed such as stagnant pools, overgrown grass and unsecured structures.

Extension-of-Time.pdf(PDF, 147KB)

Step 4.Process for Non-Compliance

If action is not taken to correct the violation within the specified timeframe, there are several possible consequences for the property owner.

  • Property owner is sent a notice to appear before a magistrate for non-compliance of the violation(s)
  • Property owner is sent a notice stating the property is going to be liened for non-compliance
  • If the violation is severe and poses a health or safety risk, the city will request permission from the magistrate to mow a vacant lot or, board up an open structure. *Cost is billed to the owner
  • If legal action becomes necessary, the owner will be served a notice to appear before the Special Magistrate where the owner must explain his/her case and ultimately correct the violations in order to avoid fines and liens

There may be assistance available to low-income homeowners through the Community Development Department at 954-344-1041 or the Code Compliance Call Center at 954-344-5964 for more information.

 

Enforcement Action

Step 1.Administrative Citation

If a property owner does not achieve compliance for certain types of violations, an administrative citation can be issued with a fine up to $250.00 for the first offense and up to $500.00 for repeat offense. The fine schedule can be viewed under Ch. 1 Administration, Section 190.1 Schedule of civil penalties

Step 2.Notice of Violation/Notice of Hearing

This form of notification is for more serious code violations that are not corrected. An official Notice of Violation/Notice of Hearing is the beginning process for a violator to appear before the city's Special Magistrate. Property owner(s) cited by a Code Compliance Officer, Building Inspector, Fire Inspector are given a reasonable amount of time to bring their property into compliance before the case is referred to the Special Magistrate.

Step 3.Special Magistrate Hearing

The Special Magistrate hearing is a quasi-judicial process and the magistrate has the authority to impose fines for each day the property is not in compliance and impose liens on a property.

Respondents (property owners or business owners) are given an opportunity to speak about their case during the hearing. Property owners may authorize others to speak on their behalf at the hearing; this authorization must be in writing. Other persons having an interest in the case may also speak at the hearing. View agendas(PDF, 94KB)

If daily fines and/or administrative costs are not paid, the city may place a lien on a property.

To determine if there is a lien judgement on a property you may submit a lien payoff request. The payoff will show the current amount due up to the date the inquiry was processed and is valid for 30 days from the date of issuance.

Forms

Barred Lien 

If you feel that the lien on your property is barred by foreclosure, you may apply for the barred lien process.

Reduction of Fine

The Reduction of Fine process is a system set up for property owners who have liens on their property and would like to request that the lien be reduced.

Stipulated Agreement 

If a property owner requests a reduction of fine for a case that is not in compliance, and there is a pending transaction, the stipulated agreement process is used.

Notice of Appearance
This form is to be completed by the Attorney when appearing on behalf of the respondent.

Affidavit on Owner’s Behalf
This form is to be completed by the property owner authorizing an individual to act as an agent on their behalf to represent the real property.