Daytona Beach code board finds multiple properties in noncompliance, sets fines and October cutoff dates

The Daytona Beach Code Enforcement Board on Thursday confirmed noncompliance findings in multiple property cases, setting compliance cutoff dates (commonly Oct. 1, 2025) and imposing fines where inspectors recommended them.

Board members heard more than 30 cases by number, received evidence from city inspectors and statements from respondents or their representatives, and in most matters either granted additional time for work or ordered fines to begin when properties remained out of compliance. Sarah Kirk, an inspector with the City of Daytona Beach, told the board in the case involving 547 Division Street that “staff is recommending a fine of $200 a day to a cap of $15,000.” Attorney Barry Hughes, representing the property owner in that case, said his clients “will send someone out there weekly to pick up debris, resecure windows pending the completion of the lawsuit.”

Why it matters: The board enforces the City of Daytona Beach’s property‑maintenance and building codes, and its findings can create daily fines, liens or further enforcement if owners do not correct violations. Several owners asked for additional time to complete permits or repairs; the board often set a new cutoff date to allow inspections and to give the building department time to review outstanding permits.

Most significant actions and decisions

- 547 Division Street (case CEB0825157): The board found the respondent (Susan Bedkurdin) remains in noncompliance and ordered a fine of $200 per day to begin on Sept. 11, 2025, continuing until the fine reaches $15,000 or the property is brought into compliance. The fine recommendation came from inspector Sarah Kirk after the board reviewed photos and testimony about repeated vandalism and a property‑line dispute raised by the owner’s attorney, Barry Hughes.

- 214 Cedar Street (lien review, case CEB0523-71): The board denied the request to reduce the lien and left the existing lien amount in place (stated amount: $11,423.38). The board voted to deny the lien‑reduction request and directed payment/collection follow‑up as appropriate.

- Multiple cases amended to next cutoff (most commonly Oct. 1, 2025): The board allowed additional time for owners who showed active permits or substantial progress, including properties at 524 Butler Blvd (CEB042579), 320 Garden St (CEB02-25-32), 518 Cannon St (CEB05-25-96), 398 Gulf Blvd (CEB08-25-140), 111 Nathan Hale Ct (CEB08-25-134), 437 Lockhart St (CEB08-25-133), 830 Brookshire Rd (CEB08-25-135), and numerous others. In these cases the board’s typical motion found owners in noncompliance and set compliance by Oct. 1 or return for hearing on Oct. 9, 2025.

- Fines imposed to begin at hearing in other cases: Where inspectors reported no progress and the property remained noncompliant at the most recent inspection, the board ordered fines to commence immediately (examples include 208 Bellevue Ave — $100/day cap $15,000; 418 N. Lincoln St collective case — compliance required by Oct. 1 or a fine up to $1,000/day may be considered).

What the board relied on

- Inspector reports, photographs and in‑person testimony from city staff were the primary evidence used to determine compliance status. - Where owners produced evidence of permits in process (roofing or permit applications) or documented progress, the board most often extended the compliance date to allow inspections or permit finalization.

Process and follow up

Board members repeatedly told respondents to stay in contact with the assigned inspector once work was complete and to call for a reinspection. The board emphasized that the inspector’s determination — based on the latest site visit and photos — governs whether a case is considered in compliance.

Votes at a glance (selected cases from the Sept. 11 docket)

- CEB0825157 (547 Division St) — Outcome: Remains in noncompliance. Fine imposed: $200/day beginning 09/11/2025; cap $15,000. Motion: board member moved to impose fine; second recorded; vote: board approved (recorded “Aye”).

- CEB052371214 (214 Cedar St, lien review) — Outcome: Denial of lien reduction; lien remains at $11,423.38 as stated in the motion. Motion: move to accept city recommendation to deny lien reduction; second recorded; vote: approved (recorded “Aye”).

- CEBO4-25-79 (524 Butler Blvd) — Outcome: Found in noncompliance; compliance by 10/01/2025 or return to hearing Oct. 9 for possible fines up to $1,000/day. Motion and second recorded; approved.

- CEB02-25-32 (320 Garden St) — Outcome: Substantial repairs noted; compliance extended to January (board amended order to January cutoff per staff recommendation).

- CEB05-25-96 (518 Cannon St) — Outcome: Found in noncompliance; compliance by 10/01/2025 or return Oct. 9 for possible fine up to $1,000/day.

- CEB08-25-153 (208 Bellevue Ave) — Outcome: Found in noncompliance; fine of $100/day imposed to commence on the meeting date until compliance; cap discussed at $15,000.

- CEBO8-25-140 (398 Gulf Blvd) — Outcome: Noncompliance; compliance by 10/01/2025; motion to amend to October cutoff approved.

- CEB07-25-113 (925 Nile St) — Outcome: Noncompliance; fine of $100/day ordered to commence on the meeting date until fine reaches $10,000 or property brought into compliance.

- CEB08-25-134 (111 Nathan Hale Ct) — Outcome: Noncompliance; compliance by 10/01/2025 or return to Oct. 9 hearing.

- CEB08-25-133 (437 Lockhart St) — Outcome: Permit for reroof filed; board amended to Nov. cutoff (60 days) to allow installation; motion approved.

- Multiple additional cases on the docket were similarly handled; the board either (a) found noncompliance and ordered fines to begin, or (b) amended orders to allow owners time to finish permits or repairs with compliance dates typically set for Oct. 1, 2025. Respondents were routinely advised to contact inspectors for reinspection when work is complete.

What the record shows about contested points

- In the 547 Division Street matter, attorney Barry Hughes explained a title/encroachment dispute that he said prevented a sale closing; he asked the board for latitude while a circuit court action proceeds. The board accepted that the property faces repeated vandalism but enforced the code recommendation for a daily fine because staff reported ongoing public‑safety calls and a lack of sustained maintenance. - In a lien‑review matter for 214 Cedar Street, the respondent argued she had not received mail because the property was vacant; the board examined certified‑mail evidence and denied the request to reduce the lien amount.

Board procedure reminders

Members reminded participants that inspections and photographic evidence are the basis for compliance determinations; respondents should call for reinspection when corrective work is complete. The board noted that informal communications with commissioners should be limited and disclosed where they occur.

Ending

The board closed the docket after addressing all listed cases and set return hearings for unresolved items on Oct. 9, 2025 (and in several cases a later January cutoff where larger permit or demolition work is planned). Respondents who wish to challenge findings further can pursue appeals or work with city staff to document compliance.

(See “Votes at a glance” above for the selected, case‑level outcomes recorded on Sept. 11.)