West Palm Beach special magistrate orders compliance, reduces multiple liens and fines

The City of West Palm Beach Special Magistrate Keith Davis presided over a Feb. 5, 2025 hearing that resolved dozens of code-enforcement cases, set deadlines for property owners to correct violations and approved reductions on several long-running lien amounts. Cases ranged from short compliance orders for overgrown yards and missing paint to multi-year lien reductions tied to earlier permit and licensing violations.

The hearing matters included orders to obtain building permits or remove unpermitted work, deadlines to repair or paint structures, and split orders (short deadlines for public-safety or nuisance items, longer deadlines where permits or substantial repairs were required). Magistrate Davis repeatedly found in favor of the city’s recommended findings of fact and relief when respondents failed to appear or when city staff documented unresolved violations; in other matters the magistrate approved negotiated reductions of outstanding code-enforcement liens.

Votes at a glance

- Case CE BLD 24090642 (780 S. Sapodilla Ave., Unit 408): Found in violation for work without permit; 30 days to obtain permit or come into compliance; $50 per day after deadline.

- Case CE BLD 241006660 (1740 Fifth St.): Found in violation for interior demo without permit; 90 days to comply; $50 per day after deadline.

- Case CE BLD 24100651 (534 Datura St.): Unsanitary condition / grease-trap lid issue and related permit requirement; 90 days to comply; $50 per day after deadline.

- Case CE BLD 24020526 (95130 Third St.): Exterior stucco work required permits; owner applied and case in review; 60 days to complete permit process; $50 per day after deadline.

- Case CE BLD 24030537 (528 Northwood Rd.): Patio structural framing without permit; inspector recommended 60 days but respondent requested 90 days; magistrate allowed 90 days; $50 per day after deadline.

- Case CE24123046 (93130 Fifth St.): Parkway landscaping and painting violations; resident present and in partial compliance; 30 days to finish remaining work; $50 per day after deadline.

- Case CE24113025 (5600 N. Flagler Dr., Unit 1708): Interior repairs and mold-related work; city requested 40 days and $200/day after; magistrate granted relief as requested.

- Case CE24123105 (4200 Georgia Ave.): Fence, outdoor storage and prohibited tree removal; magistrate allowed 90 days for remaining work after parties asked for additional time; $100 per day after deadline.

- Case CE24102902 (1005 Green Pine Blvd., D2): Bathroom remodel without permit; owner applied for permit and resubmitted reviews; 90 days to obtain final permit/inspection; $200 per day after deadline.

- Case CE24112999 (3320 Westview Ave.): Multiple exterior and window issues; owner requested extra time for health reasons; magistrate set 240 days (8 months) for compliance; $100 per day after deadline.

- Case CE24123074 (81230 Third St.): Window replacement clarified as not requiring a permit; 60 days to complete remaining matter; $100 per day after deadline.

- Case CE24102876 (5909 Pinewood Ave.): Overgrown grass and address-character issues; 20 days to cure high grass/address characters; $100 per day after deadline.

- Case CE24123063 (1120 Eleventh St.): Sidewalk pressure washing and fence repair outstanding; 30 days to comply; $50 per day after deadline.

- Case CE24092769 (722 Ninth St.): Multiple exterior and parking-lot items; city sought six months (staff noted possibly eight months); magistrate granted relief requested by city (six months) with $150 per day fine if noncompliant.

- Case CE24112976 (83140 Fourth St.): Multiple maintenance items; 60 days to comply; $100 per day after deadline.

- Case CE24112978 (3111 Australian Ct.): Two remaining items (tree/stump and clean/pressure wash); 30 days to comply; $100 per day after deadline.

- Case CE25013190 (120 S. Dixie Hwy., Unit 104): Business tax receipt was paid after the compliance date; magistrate recorded a finding of fact that the business is now in compliance but payment was late.

- Case CE25013128 & CE25013129 (JFK Medical Center tenant cases): City requested 25 days to bring BTRs current or impose a $250 one-time fine; magistrate granted 25 days in both matters.

- Case CE24123049 (3415 Windsor Ave.): Outdoor storage and painting/landscape items; 45 days to comply with outstanding items; $100 per day after deadline.

- Case CE24102858 (3509 Eastview Ave.): Tree fallen on fence after storm and fence-permit issues; magistrate issued split order: 10 days to remove trash container in public view (then $25/day) and 90 days to resolve fence permit/parkway planting (then $100/day).

- Case CE24123050 (93330 Third Court): Expired rental license and certificate-of-use plus outdoor storage and other items; magistrate set 10 days for licensing items and 30 days for property maintenance items, with $100/day penalties for noncompliance.

- Lien reductions and settlements (multiple properties at 4047 Okeechobee Blvd., 2110 Division Ave., 3038 Safflower Circle/2978 Ginbury Way, 3015 Poinsettia Ave., 830 Winter St. and 908 Eighth St.): Magistrate approved negotiated reductions in outstanding lien amounts in several matters and set payment schedules ranging from 30 to 270 days depending on the case; reductions ranged from 10% to 25% in the Okeechobee unit settlements, 25% reductions for several long-running lots, and a reduction to $25,000 with a 9-month payment period in a complex code/lien matter at 908 Eighth St.

Magistrate’s standards and recurring findings

Magistrate Keith Davis emphasized that the city’s case files (certified mailings and postings) constituted proper notice in most matters; where respondents appeared they were given the opportunity to explain delays, provide proof of permit applications, or request additional time. In multiple cases staff testimony showed permits had been applied for but not yet issued, leading the magistrate to give measured additional time rather than immediate lien escalation. Where respondents did not appear, magistrate Davis entered findings the property remained in violation and granted the relief requested by city staff.

Why this matters

The decisions set near-term deadlines for property owners and managers across West Palm Beach and clarify how the city will proceed with fines and lien collections when owners fail to secure required permits, licenses or to correct safety or nuisance conditions. Several larger lien reductions resolve historic enforcement matters that previously accumulated over years; the reductions and payment plans create documented paths toward clearing encumbrances on title if owners meet the magistrate’s terms.

The hearing concluded after the scheduled matters and the magistrate set the next portion of the agenda for later in the day.