Fort Lauderdale special magistrate orders compliance deadlines, fines stays and reductions across large building-division docket

The City of Fort Lauderdale Special Magistrate for the Building Division on July 17 heard a multi-hour docket of property code enforcement cases covering work allegedly done without required permits, expired permits and other alleged violations. The magistrate typically found the violations existed, set target compliance dates and in many instances stayed accrued fines while owners pursue permits or ordered fines reduced to administrative-cost amounts.

The hearing addressed a long list of properties across Fort Lauderdale. The city’s inspectors presented each case, citing Florida Building Code provisions (commonly FBC 2023 §105.1 and related sections) or city ordinances for work performed without required permits or for expired permits. For most properties the magistrate granted owners a compliance window — most commonly 126 days (compliance date Nov. 20, 2025), 91 days (Oct. 16), 63 days (Sept. 18) or 182/180 days for larger repair orders — and set a per-day penalty to begin if compliance is not achieved (commonly $50 or $100 per day). Where staff reported a case was already “in compliance,” the magistrate ordered fines reduced to the city’s administrative costs rather than imposing the large accrued fine totals.

Nut graf: Why it matters — These magistrate orders determine whether property owners must complete permitting and inspections or face ongoing daily fines, and they shape enforcement outcomes for dozens of rental buildings, single‑family homes, commercial properties and homeowners associations across Fort Lauderdale. Several owners secured extensions or had fines reduced, but the majority were ordered to come into compliance within the magistrate’s deadlines or face continued daily penalties.

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Common outcomes: The magistrate repeatedly accepted city testimony that violations existed and then issued one of several routine remedies: (1) grant an extension to a specific compliance date (examples below), (2) stay accrued daily fines during that extension period, (3) require an order to reappear on the compliance date if not resolved, or (4) reduce accrued fines to the city’s administrative cost when the case was reported as complied. When the city requested an extension for large repair work with an elevated penalty, the magistrate sometimes granted up to 180 days (example: 100 NE 3rd Ave, 4650 NW 21st Ave).

Votes at a glance (cases reviewed July 17, 2025; outcomes and key details):

- 1230 SW 20 Eighth St. (Owner: Ruben B. Figueroa / Andrea De Leon Figueroa). Violation found (work without permits: rear covered patio enclosed). Magistrate granted 126 days to comply (compliance date Nov. 20, 2025) or $50 per day thereafter. No reappearance ordered.

- 1115 SW Second Court (Owner: Optimal Health Pharmacy LLC). City requested 180‑day extension. Magistrate granted extension to Jan. 13, 2026 and stayed fines until that date.

- 3788 SW 17th St. (Owner: Tatiana Amor). Case complied. Magistrate reduced total to administrative costs (city requested $992 administrative cost). Approved.

- 1117 Mandarin Isle (Owners: Kelly A. Huguet, Roberto Huguet). Case complied. Magistrate reduced fines to administrative costs ($900 as reflected on the agenda).

- 2848 NE 25th Ct. (Owner: Core Ridge Home LLC / GC: Nicasio Teramocha). Violation: occupancy without certificate of occupancy (permit open). Magistrate found violation, granted 126 days (Nov. 20, 2025) and set $50 per day thereafter; final order to be recorded.

- 833 NE 4th Ave. (Owner: FT850‑833 LLC). Case not in compliance; city requested full fines ($23,200). Attorney Jay Richardson explained repairs are pending engineer certification. Magistrate imposed the fines (order imposes fines; staff may reassess if compliance steps are later submitted).

- 244 SW 23rd St. (Owners: Alejandro Victor Bonnet, Maria Teresa Gallo). Violation found (work without permits). Magistrate granted 126 days (Nov. 20, 2025) or $50/day thereafter.

- 1150 SW 24th Ave. (Owner: MCO Holdings LLC). Case complied; magistrate reduced to administrative costs ($1,120).

- 1280 SW 29th St. (Owner: Allison G. DeLuca). Violation found (freestanding shade structures built without permit). Magistrate granted 63 days (Sept. 18, 2025) or $50 per day thereafter.

- 6881 NW 16th Terrace (Owner: 6881 NW 16th Terrace Properties Inc.). Case not in compliance. City requested fines. Magistrate imposed the fines and noted staff discussion of potential extension upon engineer submittal.

- 1661 SW 32nd Ct. (Owner: Sebastian Barrett). Case not in compliance; new permit specialist and contractor recently retained. Magistrate extended compliance to Oct. 16, 2025, stayed fines and ordered return on that date.

- 1019 SW 20th St. (Owner: Janine Hernandez / Elkin A. Hernandez Torres). Violation found (extensive alterations without permits). Magistrate granted 126 days (Nov. 20) or $50/day thereafter.

- 3420 Davie Blvd. (Owner: Emmanuel Baptist Church of Holiness Inc.). Case complied; magistrate reduced to administrative costs ($876).

- 2808 Middle River Dr. (Owner: Raymond Senias). Violation found: change of occupancy to multifamily without permits (city observed apparent four units). Magistrate granted 126 days (Nov. 20) or $100/day thereafter.

- 1137 SW 8 Terrace (Owner: KJ 4 Investment LLC). Permit issued to revert to single‑family; magistrate granted 63‑90 days (final order set Oct. 16) and $50/day thereafter.

- 633 NW 15th Ave (Owner: Rovesh Properties LLC). Violation found (more than 9 units without CO). Magistrate granted 126 days (Nov. 20) or $100/day thereafter.

- 1713 NW 13th Ct (Case involving bank/title). Magistrate granted 91 days (Oct. 16), stayed fines during the period and issued an order to reappear for an update.

- 4500 N Federal Hwy (Owner: Edcar Investments Inc.). Case complied; magistrate reduced accrued fines to administrative cost ($1,281).

- Multiple residential and commercial addresses on the docket (examples include 2171 SW 23rd Ave; 2172 NE 62nd St.; 1223 SW 5th Ct.; 345 N Fort Lauderdale Beach Blvd.; 803 SE 12th Ct.; 3724 Jackson Blvd.; and many others) were heard. Typical rulings: magistrate found violations where inspections or records showed no permits, granted either 63/91/126/180 days depending on complexity, set per‑day penalties ($50 or $100), and in compliance cases reduced the fines to administrative costs per the city’s recommendation.

Context and process notes: City inspectors repeatedly told the magistrate they had contact with property representatives and that permits or permit applications were in review for many cases. The magistrate regularly accepted the city’s sworn testimony as uncontested and then set a compliance deadline and a per‑day penalty or approved the city’s recommendation to reduce fines to administrative costs when the case was reported as complied. Several owners said they had engaged contractors, architects or engineers and asked for time to complete permitting and inspections; the magistrate frequently granted extensions and in many cases stayed fines for the extension period.

Ending: The magistrate closed the session after addressing the full docket and noting a recess earlier in the hearing. Owners and representatives who were given compliance deadlines will be required to return if matters remain unresolved on the stated reappearance dates. The City’s building-division records and the magistrate’s final orders will show the official compliance dates, fines stayed or imposed, and any required reappearances.

Quotes (from hearing record): "I’m gonna find that the violation exists. The respondent will be given till November 20 to come into compliance or face a final $50 a day," — Magistrate. "The city is requesting 180 day extension ... the compliance date would be 01/13/2026," — Chief Martinez (city representative) on larger repair requests. "We have hired an architect ... we've hired an engineer. We've been hired last week ... we need about 90 days," — Juliette Cellette (permit specialist) on behalf of Sebastian Barrett.

Sources: Special Magistrate hearing transcript, City of Fort Lauderdale Building Division docket, July 17, 2025.