Homestead special master sets deadlines, fines and a major lien reduction after full code-compliance docket

The Homestead Code Compliance Special Master convened a full docket on Nov. 6, 2025, hearing cases ranging from unpaid liens and outdoor storage violations to nonpermitted construction. Special Master Karen Jenkins and city staff heard testimony from property owners, contractors and neighbors before issuing a series of compliance deadlines, daily fines and administrative fees.

Among the actions the special master announced were continuances and deadlines for homeowners who have pending permits, retroactive daily fines for long-past compliance dates where work was not corrected, and an order to secure a fire-damaged building within seven days after neighbor testimony described safety and habitability concerns. The hearing also included a lien mitigation request in which the city reduced an assessed balance by 85% following a petitioner’s claim that certified notices had been missed.

The hearing repeatedly focused on paperwork and permitting: code officers told the special master that several respondents had permits in "applied" or "under review" status but lacked complete documentation (electrical, mechanical or structural drawings) required to finalize approvals. In multiple cases owners or their representatives said they had resubmitted corrected plans in October but still awaited zoning or plan-review action. Where staff found no evidence of active permit progress or prior compliance, the special master imposed or reaffirmed retroactive daily fines ranging from $100 to $300 and charged an $80 administration fee for today’s hearing in most cases.

Testimony included property owners describing contractor delays, denied zoning reviews and difficulties receiving mailed notices (one owner said a new development’s mailbox key was lost). Staff repeatedly instructed respondents to "stay in communication" with the assigned code officer (named repeatedly at the hearing) and to visit Development Services while on-site if further clarification was needed. For owners who demonstrated active progress, the special master commonly granted 30 to 45 days to finalize permits and complete corrective work.

The special master also handled multiple previously heard matters and affidavits of noncompliance, accepting photographs and evidence submitted by staff and granting continuances or imposing fines when compliance was not met. The hearing concluded with the special master announcing compliance timelines and fines for several cases and adjourning at 4:39 p.m.

The city’s decisions at this hearing are administrative orders rather than criminal findings; parties may seek follow-up with the code office or further adjudication where noted in the record.