West Palm Beach special magistrate orders repairs, sets compliance deadlines and reduces several liens

The City of West Palm Beach Special Magistrate heard code-enforcement cases on April 9, 2025, and issued a series of orders requiring property owners to obtain permits, complete inspections or correct public-safety and nuisance conditions. The magistrate set compliance deadlines ranging from 21 to 150 days, established potential daily fines for noncompliance, continued one matter for further proof of tenancy and approved several lien reductions with payment schedules.

Why it matters: The hearing addressed repeated and long-running violations — including unpermitted building work, unpaved driveways, trash and broken fencing — that city staff say pose safety, health or neighborhood-quality concerns. The magistrate’s rulings impose time limits and financial consequences intended to force repairs or closure of outstanding liens.

The city called each case in order. Building-inspection testimony and photographic evidence were admitted without objection in cases where property owners or representatives did not appear. Where owners or contractors were present, the magistrate frequently granted the time requested by city staff or the respondent after confirming the owner understood what was required.

Votes at a glance (case number —iled address —inding —ix-by days —ine if no compliance —inal notes): - CE BLD 25010691 —or 2008 Ponce De Leon Ave —ound in violation (unpermitted interior remodeling) —indings entered; 150 days to comply —ine: up to $50/day —ile shows permits applied for; owner Joseph DeStefan told the magistrate he had engaged a GC and expected to finish within the deadline. - CE BLD 24090640 —or 110820 Third Street —ound in violation (carport work begun without permit; structural concern) —ound in violation; 120 days to comply —ine: up to $50/day —ire department had responded; city advised permits and inspections required. - CE BLD 25010690 —or 517 Clematis Street —ound in violation (door and window replacement without permits) —ound in violation; 90 days to comply —ine: up to $50/day —ile shows permit applied for but not yet issued. - CE BLD 24110670 —or 2427 Presidential Way, Unit 903 —ound in violation (interior remodeling including kitchen/bath without full inspections) —ound in violation; 90 days to comply —ine: up to $50/day —ile notes some permits issued and some inspections performed. - CE 24123091 (contested) —or 3415 Greenwood Ave —ound in violation (unpaved driveway, trash/debris, fence permits) —ound in violation; 45 days to comply —ine: $100/day —ormer contractor Copperstone Construction Group listed as assisting owner; owner requested 45 days and the magistrate granted it. - CE 25023400 —or 430 Twentieth Street —ound in violation (inoperable vehicle, trash/debris, fence repair, outdoor storage, damaged windows, rental license issues) —ound in violation; 21 days to comply —ine: $100/day —riends/homeowners association vice president Marissa Davis spoke in opposition, calling the property a “cancer to our community.” - CE 25013115 —or 5600 N. Flagler Dr., Unit 901 —ailure to show evidence of active rentals (delinquent rental license/CU) —iled: continued for further inquiry into proof of tenancy (no final order) —ine request held pending additional evidence —ield officer to make additional inquiries (utility/tenancy evidence) before next hearing. - CE 25023401 —or 83540 Fourth Street —ound in violation (trash, sod/swell and parkway issues, fence work unpermitted and other infractions) —ound in violation; 60 days to comply —ine: $100/day —ile shows partial compliance on some business-license items; fence still unpermitted. - CE 24123093 —or 82330 Third Street —ound in violation (unpaved driveway with river-rock surface that migrates into roadway) —ound in violation; 90 days to comply —ine: $100/day —iles indicate owner cleared some rocks and was responsive; magistrate extended to 90 days to allow for possible permit work. - CE 23040198 (lien reduction) —or 1500 N. Congress Ave., Unit A14 —ormer lien: $49,200 (rental-license delinquency) —inal: magistrate reduced the lien; order recorded a reduced amount and gave 60 days to pay (amount recorded in the case file as reduced during the hearing) —ile: counsel for owner argued for a substantial reduction; magistrate explained limits of authority but granted a reduction and 60-day payment timeline. - CE 22040237 (617 Macy St.) —ormer lien: $9,850 (work without permits: windows/roof) —inal: magistrate reduced lien to $2,000, payable within 60 days —ile indicates work predates current ownership; owner told the magistrate he promptly reopened permits when aware. - CE 05090530 (62730 Second St.) —ormer lien: $21,600 (rental-license delinquency) —inal: reduced to $3,000 payable within 60 days (agreement on record) —iled as resolved by agreement. - CE 23020055 and related LaGavia lien reduction matters —or 620, 630 and 628 Forest Hill Blvd. (multiple rental-license delinquencies dating to 2015) —inal: magistrate set reduced payment amounts and extended payment time: 620 Forest Hill reduced to $15,000 payable in 180 days; 630 Forest Hill and 628 Forest Hill reduced to $1,000 each payable in 180 days —ile: owner Francisco Lorenzo and representatives negotiated on the record; the city accepted the amended offers.

Several other orders from building-inspection staff requiring permits and inspections were entered as the city presented composite exhibit files including photographs; where respondents or contractors appeared they often represented that permits were applied for or that work was underway and the magistrate gave the time requested when reasonable.

Direct quotes from the hearing include respondents explaining repair plans: Joseph DeStefan, an owner, said, "I had engaged and hired a GC who had submitted for permitting...My intent was always to get my GC to do a full comprehensive repair" and Marissa Davis, vice president of the Mary Place Estates Homeowners Association, told the magistrate the property at 430 Twentieth Street had been "a cancer to our community for the past 2 years." The magistrate repeatedly reminded owners that the hearing is not a courtroom but that testimony is "taken under oath under penalty of perjury."

What’s next: The orders require owners to notify city officers when work is complete so compliance can be verified; failure to comply can trigger the stated daily fines. One case (5600 North Flagler Dr., Unit 901) was continued so staff can gather proof of tenancy before a compliance order is issued. Several lien reductions carry payment deadlines (60 or 180 days) recorded on the case files.

The hearing record and admitted exhibits (photographs and case files) are contained in each case’s official file at the City of West Palm Beach Code Enforcement office.