The City of Homestead special master on July 24, 2025 heard more than three dozen code‑enforcement matters and issued rulings that included fines, time extensions to obtain permits, dismissals and one large negotiated reduction.

The special master (the hearing authority) opened the session by noting agenda amendments and then moved through individual civil citation and new‑business dockets. Most decisions were administrative rulings: owners were given deadlines to obtain permits or pay reduced fines, or in a few cases citations were dismissed or waived because of hardship or compliance already achieved.

Why it matters: these rulings affect property owners’ legal exposure and may create liens or ongoing daily fines if violations are not corrected. Several cases involved common enforcement themes in Homestead — fences and terraces built without permits, nonpermitted pavers or driveway extensions, and improper bulk‑trash placement — and many property owners were granted short compliance windows tied to administrative fees.

Key rulings and patterns

- The special master granted repeated 30‑day compliance extensions with an $80 administration fee in many cases where owners had submitted permit applications (examples: CE25040368, CE25040432, CE25040158, CE25040428 partial, CE25040465, CE25050153, CE25050374, CE25050431, CE25060275, CE25060307, CE25070059, CE25070327, among others). Where permit review was still pending, the magistrate typically favored a 30‑day remedy window.

- For nonpayment or civil citations tied to improper bulk trash or early placement, the special master frequently imposed a $500–$1,000 citation with payment deadlines and potential daily penalties if not resolved. Examples included civil citations for improper garbage disposal (CE25060015 reduced to $500; CE25060003 $500; CE25070232 $1,000) and a noise/late‑night work citation against a site manager for Homestead Midtown Holdings LLC (CE25070166: $1,000, 30 days to pay, $250/day thereafter).

- Some cases were dismissed or waived: the magistrate canceled a citation for David John Goodwin Sr. (CE25070377) on hardship grounds and placed a guilty adjudication on the record but waived the fee; a trash‑placement citation (case CE25070121 / folio CE25070214 as argued) was dismissed after the owner demonstrated confusion around holiday pickup and follow‑up with solid waste. The magistrate emphasized property owners’ responsibility to know ordinances but also reduced fines where evidence of communication or hardship was presented.

- A major reduction: in one prolonged enforcement matter with an original assessed total exceeding $2.2 million, the special master applied the statutory cap on abatements and approved an 85% reduction under the city charter, setting a settlement amount of $39,774 due within 30 days (folio cited during the hearing). The magistrate explained the reduction was the lowest allowable under Chapter 7 of the City code and noted the owner retained the option to appeal to mayor and council.

Quotes

Special Master: "I'm going to give you 30 days to come compliant, $80 administration fee," the special master said repeatedly when granting extensions tied to active permit filings.

Lily Martin, property manager for Seagrave Village Condominium Association: "We put a fence; they threw furniture over it … it's really not our tenants or the owners that are doing it, it's everyone passing through," Martin said, explaining repeated illegal dumping at a common area that the association has tried to manage.

David John Goodwin Jr., speaking for his late father in CE25070377: "Being I live all day in Tampa, it's a 5‑hour drive … I did my best to try to get the property up to compliance," he told the special master, and the magistrate waived the citation as hardship.

Enforcement context and next steps

- Daily penalties: where owners did not obtain permits within ordered cure periods, the magistrate imposed daily fines that can rapidly grow (ranging in rulings cited from $25/day to $200/day depending on the earlier order and type of violation).

- Permits and documentation: the special master repeatedly recommended that owners submit permit receipts, letters of engagement from architects/engineers, or demolition permits (if the owner intends to remove an unpermitted structure) to the code‑compliance department to avoid accruing daily fines.

- Appeals: multiple owners were told they could appeal the special master’s decision to the City Council; the magistrate warned that an appeal could result in either an increased or decreased liability and that payment deadlines set by the magistrate remain in force unless the council grants relief.

Votes at a glance (selected docket outcomes)

- CE25060015 (Carlos Alberto Roca / Juan Hoyos): civil citation — fine reduced to $500; compliance noted as corrected by Solid Waste.
- CE25060003 (Seagrave Village Condo Association / Lily Martin): $500 fine imposed; evidence accepted; violation determined owner responsibility.
- CE25060143 (Maria de Los Angeles Salcedo): fence without permit — 30 days to comply; $80 admin fee.
- CE25060179 (Laura Ruiz): nonpermitted front door/terrace and fence — 60 days to comply; $80 admin fee (hardship granted).
- CE25070377 (David John Goodwin Sr.): civil citation — citation cancelled on hardship; guilty adjudication retained as warning, fee waived.
- CE25040368 (Athens Merritt): rear terrace without permit — 30 days to comply; $80 admin fee.
- CE25040432 (Morader Jimenez): nonpermitted rear terrace — 30 days; $80 admin fee.
- CE24120094 (Jessica Barrett / Kevin Barrett): extended driveway without permit (previously heard case) — $500 fine plus $25/day starting next day until compliance.
- CE25030004 (Junior Lago Gomez): front door nonpermitted work — 30 days to comply; $80 admin fee; $50/day after 30 days.
- CE25040428 (Roberto Salvador Murillo): rear terrace without permit — 15 days to provide an architect/engineer engagement letter certifying the structure is secure, otherwise $50/day fine after the 15‑day period; $80 admin fee.
- CE25070121 (Jose / Josiah Abreu): bulk‑trash placed too early — citation dismissed after owner demonstrated confusion and prompt cleanup.
- Lead mitigation / large reduction case (folio referenced): original charge ~$2,265,160 — magistrate applied the statutory cap and set a reduced balance of $39,774; payment due within 30 days; owner may appeal to mayor and council.
- CE25070166 (Homestead Midtown Holdings LLC): noise/late‑night work citation — $1,000 fine, 30 days to pay, $250/day thereafter if unpaid; $80 admin fee.
- CE20090084 (Andrea Peluso / Luis Gaetan): previously heard noncompliance (hurricane shutters installed without permit) — ruling applied retroactively to 11/18/2023 with $1,000 base and $200/day thereafter until compliance.
- CE25020040 (AmeriGas): 40‑year recertification noncompliance — $1,000 plus $200/day from 07/11/2025; $80 admin fee.
- CE25030082 (Landmark 370 LLC): pavers installed without permit — $1,000 and $200/day until compliance; $80 admin fee.
- CE25070232 (Mazal Investments 36 LLC): bulk trash citation — $1,000; 30 days to pay.
- CE25040465 (Alexander and Tanya Kane): rear terrace without permit — 30 days; $80 admin fee.
- CE25050153 (Enrique Nosta / Milcaela del Alcazar): fence without permit — 30 days; $80 admin fee.
- CE24030166 (Barrios Brothers Investment LLC): gravel/parking bumpers on vacant lot without permits — 30 days; $80 admin fee.
- CE25030052 (Barima LLC): fence without permit — 30 days to comply; $80 admin fee.
- CE25030144 (Oscar Norberto Pereta): rear pavers without permit (tree removal permit complied) — 30 days to comply; $80 admin fee.
- CE25050091 (Homestead Management): 40‑year recertification in applied status since 2023 — 30 days; $80 admin fee.
- CE25050374 (NPR Management Services Inc.): mini‑split AC units nonpermitted — 30 days to comply; $80 admin fee.
- CE25050431 (Juan Carlos Nunez): screen terrace without permit — 30 days; $80 admin fee.
- CE25060275 (Proud Betty Criswell Well): multiple violations mostly brought into compliance; public nuisance condition remains — 30 days; $80 admin fee.
- CE25060307 (RMS Holdings LLC): accumulated vehicles/tires/debris/landscaping violations — 30 days; $80 admin fee.
- CE25070059 (Homestead Boulevard LLC): overhanging trees/landscape maintenance — 30 days; $80 admin fee.
- CE25070327 (Herbert Courtney): wall and pool‑screening repairs — 30 days; $80 admin fee.
- CE25070448 (Lennar Homes LLC): tabled to next hearing (property ~95% compliant).

Ending

The special master closed the docket after dealing with previously heard files, civil citations, lead mitigation reviews and new business. Owners who received deadlines were told to file permit receipts, letters of engagement from engineers/architects, or demolition permits with the Code Compliance Department and to see the clerk before leaving to finalize paperwork. Several owners were advised that appealing to the City Council remains an option but carries uncertain outcomes.

The transcript of the hearing records multiple case‑specific findings and is the primary source for the rulings summarized here.