Citrus County special master orders compliance deadlines, fines across two dozen code cases

Citrus County’s special master hearing on Jan. 15, 2025, produced orders in more than two dozen code-enforcement matters, with presiding Special Master Christian Waugh and county enforcement staff setting compliance deadlines and fines for unpermitted structures, junk and debris, overgrown lots and unlicensed vehicles.

The county’s licensing and code-compliance officers presented evidence — photos and notices — for each case, and property owners or their representatives responded in turn. Waugh issued time-to-comply deadlines that ranged from 14 days (for several property-maintenance cases) to six months (for larger site-permit or redevelopment matters), and assessed daily fines where properties remained out of compliance. In one site-development matter the special master imposed a $2,000 one-time penalty; in repeat-violation hearings he imposed stepped fines that applied retroactively and going forward.

Why it matters: Citrus County uses the special-master process to enforce local ordinances on property maintenance, accessory structures, and land development. The hearing’s results will affect dozens of property owners and developers and signal the county’s expectations for permits and cleanup timelines.

Key rulings and enforcement actions moved most quickly where properties were clearly vacant lots or showed short-term accumulations of junk; matters involving alleged unpermitted site work or disputed tree removal drew longer timelines and higher penalties.

Waugh repeatedly emphasized compliance as the goal and said he would give owners time to fix problems before fines began. “I’m going to give you 45 days to bring the property into compliance,” he told one respondent whose case involved unpermitted accessory structures — language he used several times in setting deadlines.

Votes at a glance (case — owner — violation — deadline — sanction) - CE2024-1346 — Hazel S. Jefferson — after‑the‑fact building permits (sheds) — 45 days — $50 per day if not abated. - CE2024-0750 — Brian K. Rodick — after‑the‑fact structures (screen enclosure conversion, back structure) — 5 months — $50 per day if not abated. - CE2024-1192 — Mark Sr., Mark Jr. and Linda Alaimo — accessory use/storage on vacant lot — 21 days — $50 per day if not abated. - CE2024-1883 — Donna Karen Emps — accumulation of junk/debris — 30 days — $50 per day if not abated. - Multiple cases (2024-1525, 1754, 1756, 1757, 1758, 1760, 1763) — Captain Jim’s Golf Carts, Inc. (group of nine matters) — a mix of site modifications, temporary RV occupancy and non‑site modifications — 6 months for the seven non‑site modification matters, with $100 per day after the deadline; two contested site‑modification matters (2024-1759 and 2024-1762) found to be violations with $500 assessed each and permitting required (grading/rock/permits to be obtained within the six‑month window). - CE2024-060 — Joshua Cole & Nick C. White — excessive growth/accumulation — 14 days — $50 per day if not abated. - CE2024-02033 — Amirhouses.com, LLC — repeat accumulation of junk/debris — special master imposed a stepped penalty: $125 per day assessed retroactively for Nov. 26–Jan. 14, and $250 per day going forward until abated (county had sought higher penalties). - Appeals matter (Taylor & Jamie Sims) — fine appeal on site/pond/driveway work — special master reduced an earlier imposed fine (order: fine amount cut in half; appellant retains right to appeal). - CE2024-1326 — Christine Shidler — accessory‑use/parking on vacant parcel — 10 days — $50 per day if not abated. - CE2024-0679 — Amir Ali Jovani — accessory‑use on vacant parcel / RV & debris — 2 months — $50 per day if not abated; owner said he had begun eviction steps. - CE2024-01948 — James Seiner — accumulation of junk/debris — 60 days — $50 per day if not abated. - CE2024-1972 — Unique Homes LLC — accumulation of junk/debris on RURMH lot — 60 days — $150 per day if not abated. - CE2024-1877 — Rivera (Efrain & Ermes Rivera) — site development without a permit — one‑time fine $2,000 (county had requested $5,000) — permit pending; special master found a violation and reduced the requested penalty. - CE2024-1282 — River Oaks RV Campground & Retreat LLC — operating an RV campground without valid operating/permitting approvals — 60 days — $100 per day if not abated; county and health‑department review remain in progress. - CE2024-1515 — James Cassidy — accessory use/vehicles on vacant parcel — 14 days — $200 per day if not abated. - 240-1910 — 74 South Lincoln Ave LLC (Beverly Hills) — excessive growth (Becker‑style overgrowth matter) — 14 days — $100 per day if not abated. - CE2024-1476 — Norma Cain — excessive growth/debris — 30 days — $100 per day if not abated. - CE2024-1859 / CE2024-1899 — Philip C. Chung — excessive growth and accumulation of junk/debris (two matters) — 14 days each — $200 per day in each case if not abated. - CE2024-2010 — Elizabeth Ann Faust — unlicensed/operable vehicles — 30 days — $150 per day if not abated. - CE2024-2022 — Christine Williams — unlicensed/operable vehicles — 30 days — $150 per day if not abated. - CE2024-2012 / CE2024-2066 — Ryan Lee Willard — accumulation of junk/debris and unlicensed/inoperable vehicles (boats present) — 30 days each — $100 per day if not abated.

What the orders mean and next steps - Reinspection and administrative costs: Waugh and county staff made clear orders will incorporate administrative costs and owners are responsible to contact Code Compliance for reinspection once they believe their property is abated. - Permit dependency: several rulings conditioned compliance on obtaining required building, site or health‑department permits. Waugh allowed longer timelines where permitting or larger site engineering was needed but stressed that permits must be pursued. - Repeat violations and escalated fines: repeat offenders faced step‑up penalties (for example, Amirhouses.com). Where county counsel sought larger one‑time fines, Waugh sometimes scaled those amounts based on mitigating factors such as eviction actions, tenant medical issues or demonstrated cleanup progress.

Context and enforcement practice - County staff repeatedly cited sections of Citrus County code (including Chapter 20 — property maintenance/junk/debris and Chapter 18/land‑development provisions for building permits and accessory uses) when presenting cases. Several respondents cited agricultural exemptions or the Right‑to‑Farm Act; Waugh repeatedly advised that such claims do not automatically exempt structures from building‑permit requirements. - Health‑department involvement was noted in campground and some junk/debris matters; Waugh accepted health‑department follow‑through as relevant to sanitary concerns.

Ending note Special Master Waugh closed the afternoon session after entering orders and instructing owners and county staff to follow the written orders for appeal and reinspection procedures. Owners who received fines or deadlines may appeal the special‑master orders through the procedures explained on the orders Waugh issued.