North Miami magistrate fines owner $5,000 for repeat short‑term rental violations; orders ad removal

A City of North Miami special magistrate on May 20, 2025, found repeat short‑term rental violations at 215 Northeast 121 Terrace and imposed a one‑time fine of $5,000 against the property owner for repeat offenses, and a separate 30‑day adjudication for short‑term rental advertisements.

The finding followed testimony from City neighborhood services inspector Shanna Sanders that neighbors had submitted police reports and screenshots of online listings — including party reports tied to the address — and that prior hearings and adjudications involving similar conduct were on the property record. Sanders told the magistrate the city had documentation showing earlier adjudications related to short‑term rental activity at the same address and that police reports indicated parties and transient occupancy at the home.

Attorney Joseph Tim Luchman, representing the property owner, said he had only recently learned of the latest violation and asked for time to inspect the police reports, speak with the tenant, and, if necessary, evict the tenant. Luchman said the owner has removed current advertisements but requested time to confirm and address outstanding allegations. The deputy city attorney replied that City Code allows the city to present evidence of repeat violations and that a magistrate may impose fines or treat a matter as an irreparable offense when the unlawful conduct (short‑term rentals and related parties) has already occurred.

Special Magistrate Beatrice Kezzo said the responsibility to prevent repeat short‑term rental activity rests with the property owner and ruled the violation a repeat, irreparable offense. Kezzo ordered a one‑time penalty of $5,000 against the property for the repeat short‑term rental violation and entered a 30‑day adjudication specifically on the short‑term rental advertisement matter so the inspector could confirm the listings remain removed. Kezzo said, “Something has to give here, and it needs to stop.”

The magistrate directed the inspector to check the online listings during the 30‑day abatement window; if the advertisement matter is not resolved within that time, the city will proceed with additional enforcement steps specified in the adjudication. The magistrate also noted that prior adjudications and police reports were part of the city’s record supporting the repeat‑violation finding.

Votes at a glance: the magistrate entered a one‑time $5,000 adjudication for repeat short‑term rental violations and a separate 30‑day adjudication for the short‑term advertisement; a daily fine for the advertisement if not corrected was set administratively at $350 per day (as stated by the magistrate’s standard enforcement notice procedures).