Clearwater code board finds multiple property violations, orders fixes and nuisance abatements; short‑term rental cases lead several rulings

The Clearwater Municipal Code Board on Oct. 22 issued a string of enforcement orders across the city, finding multiple property owners in violation of city code for unpermitted work, deteriorated building openings, fence damage, illegal short‑term rental listings and failure to obtain residential rental business tax receipts (BTRs). The board also approved nuisance abatements for overgrown lots and accumulated trash at several sites and adopted two procedural rule changes for board operations.

The board opened with routine business and then moved through individual hearings on cases brought by city code inspectors. Cases included a finding of code violations for boarding and window/door maintenance at 639 Cleveland Street (case 114‑25); a crushed fence and fallen tree at 832 Narcissus Avenue (case 115‑25); and multiple short‑term rental cases where online listings showed minimum stays below the city’s required one calendar month, including 1421 Pine Street (case 117‑25), 305 South Lincoln Avenue (case 121‑25), 1390 South Hillcrest Avenue (case 122‑25), 1367 South Michigan Avenue (case 123‑25), 1321 South Evergreen Avenue (case 124‑25) and others. Inspectors also presented cases involving work without required permits at 1022 Iroquois Street (case 127‑25) and 1165 Eldridge Street (case 128‑25), plus several nuisance‑abatement items for overgrowth, inoperative vehicles and trash at city lots and private parcels, including Coronado Drive parking areas and a bank parcel on Mandalay Avenue.

Why it matters: The board’s orders set firm deadlines and per‑day fines that can become liens and ultimately lead to foreclosure if unpaid, creating legal and financial pressure on owners to correct unsafe or noncompliant conditions. Several short‑term rental cases also highlighted how online platforms’ calendar and listing settings can cause listings to appear to offer stays under the city’s 31‑day minimum, a key enforcement trigger under local code.

What the board ordered and why: Code compliance inspectors walked the board through documentary evidence (photos and platform screenshots) and recommended orders. For boarding and window maintenance at 639 Cleveland Street, the inspector sought removal of plywood from openings and repair of doors and windows; the board ordered corrections by Nov. 22 or fines of $150 per day. For fence damage at 832 Narcissus Avenue, the board ordered repair or removal of the damaged section by Nov. 22 or $150 per day fines. On short‑term rental cases, inspectors showed Airbnb screenshots with minimum stays of three nights, 10 nights or similar settings; the board generally found violations and set compliance deadlines of Nov. 5 for the short‑term rental listings and for obtaining required residential rental BTRs, with fines of $250 per day for continued short‑term rental advertising and $50 per day for BTR violations.

Owners and managers sometimes told the board they believed they had corrected listings or submitted applications. For example Caroline Degua, who identified herself as part owner of Kadita LLC (1421 Pine Street), said she had changed dates and “I did request a letter” from Airbnb documenting date changes and later said a letter from Airbnb indicated a 30‑day setting effective May 13, 2025. Code compliance inspector John Stevens told the board that the city’s code treats advertising of stays under the 31‑day minimum as prima facie evidence of nonresidential, short‑term use and a violation even if a booking did not actually occur: “If you're advertising, that creates a presumption that you are not using it for residential purposes anymore,” Stevens said.

Several respondents described attempts to comply. Elizabeth Plumlee, owner of 1367 South Michigan Avenue, told the board she had applied for a BTR but had not yet paid fees and said she had been trying to set Airbnb to 31‑day minimums. Claudia Medina (1321 South Evergreen) said she changed her listing to a 31‑day minimum after receiving notice and was working with staff to complete the BTR application.

Unpermitted work and building permits: At 1022 Iroquois Street the property owner produced a recently pulled building/electrical permit during the hearing; the board nevertheless entered an order requiring completion and set a completion date tied to the permit. At 1165 Eldridge Street, where changes to a commercial fence and electric gate were documented, the owner’s attorney said a permit application and survey would be prepared; the board extended time for permit application and required completion by April 24, 2026 unless modified by further board action.

Nuisance abatements and lot clearing: The board approved nuisance abatement orders requiring lot clearing, trash removal and removal or registration of inoperative vehicles at multiple addresses (including 205 South San Remo Avenue, 1910 Union Street, 1755 Sunset Point Road, 405 Coronado Drive and others). For large commercial parcels, inspectors cited recurring trash and overflow that residents reported as attracting pests; the board authorized city abatement if owners do not comply within five days of the written order, with costs becoming liens if unpaid.

Procedural changes: The board voted to remove the agenda item “Citizens to be heard on items not on the agenda” from its rules of procedure and adopted a staff‑proposed administrative path for resolving some outstanding code enforcement liens when a bona fide purchaser acquires real property. Under the new delegation, the city may accept payment equal to 10% of an outstanding enforcement lien (or $1,500, whichever is greater) and require the purchaser to bring the property into compliance within 90 days after closing; staff said owners and buyers retain the right to seek board review instead of using the administrative option.

Votes at a glance (selected orders): - Case 114‑25 (639 Cleveland St.) — Violation found; ordered to remove plywood and repair windows/doors by Nov. 22, 2025; $150/day after deadline. Motion passed (Aye). - Case 115‑25 (832 Narcissus Ave.) — Violation found; repair or remove damaged fence by Nov. 22, 2025; $150/day. Motion passed (Aye). - Case 117‑25 (1421 Pine St., Kadita LLC) — Illegal short‑term rental found; ordered to correct by Nov. 5, 2025 or face $250/day; BTR compliance ordered by Nov. 5 or $50/day. Motion passed (Aye). - Case 121‑25 (305 South Lincoln Ave.) — Declaration of short‑term rental violation and BTR violation; BTR compliance by Nov. 5 or $50/day; short‑term rental compliance by Nov. 5 or $250/day. Motion passed (Aye). - Case 122‑25 (1390 South Hillcrest Ave.) — Declaration of short‑term rental violation and BTR violation; compliance by Nov. 5 or $50/day (BTR) / $250/day (STR). Motion passed (Aye). - Case 123‑25 (1367 South Michigan Ave.) — Short‑term rental and BTR violations; compliance by Nov. 5 or $250/day (STR) and $50/day (BTR). Motion passed (Aye). - Case 124‑25 (1321 South Evergreen Ave.) — Short‑term rental and BTR violations; compliance by Nov. 5 or $250/day (STR) and $50/day (BTR). Motion passed (Aye). - Case 127‑25 (1022 Iroquois St.) — Unpermitted structural/electrical work; permit required; ordered permit obtained by Nov. 24, 2025 and permit completed by Apr. 24, 2026; $150/day after deadline. Motion passed (Aye). - Case 128‑25 (1165 Eldridge St., Corolla Windows & Doors LLC) — Fence modifications without permit; board ordered permit obtained by Dec. 24, 2025 and completion by Apr. 24, 2026; $150/day after deadline. Motion passed (Aye). - Nuisance abatements (205 South San Remo Ave.; 1910 Union St.; 1755 Sunset Point Rd.; 405 Coronado Dr.; others) — Orders to clear lots and remove debris within five days of the board’s written order, or city abatement and liening. Motions passed (Aye).

What to watch next: A number of owners told inspectors they are working with platforms or the city to correct listings and apply for BTRs; the board will monitor compliance and hearings are scheduled if deadlines are missed. The newly adopted administrative pathway for lien reduction is intended to speed some property transfers and remediation; staff said that option is limited to bona fide purchasers who complete required repairs within the 90‑day timeframe.

Ending: Board members closed the meeting after briefly revising the rules and approving the remaining nuisance abatement items. Owners who do not meet the board’s compliance deadlines face ongoing per‑day fines that may be converted to liens and ultimately enforced by foreclosure if unpaid.