North Miami magistrate adjudicates dozens of code cases, sets compliance deadlines and daily fines

Special Magistrate Jose Smith heard a full docket of City of North Miami code-enforcement cases on Dec. 3, 2025, issuing adjudications, tabling some matters for inspection or permitting, and setting compliance deadlines that range from 30 to 60 days.

The hearing addressed repeated violations across residential and commercial properties, including unpermitted accessory dwelling units, derelict and inoperable vehicles, unpermitted dumpster enclosures, rooftop work done without final permits and business tax/certificate-of-use lapses. “Based on the testimony of the city’s code compliance officer, the photographs and evidence presented,” Smith said repeatedly when entering findings in favor of the city.

Why it matters: The orders affect property owners’ immediate obligations (for example, removal of vehicles or submission of permit packages) and can trigger daily fines and liens. Several properties raised safety concerns that the magistrate urged the building department to review for possible unsafe-structure action.

Votes at a glance (selected outcomes) Noel Castillo (case 9): Magistrate Smith found the violation proven, entered adjudication in favor of the city, set a 60-day compliance date (02/04/2026) and ordered a $350-per-day fine for noncompliance. Shanna Sanders, city code compliance officer, confirmed a zoning variance had been approved but building permits still needed submission; Hazel Alvarez, the property’s permit runner, requested a 90-day extension that the magistrate reduced to 60 days. Mary Sampier (case 20): The magistrate adjudicated an inoperable Mercedes as a public nuisance, gave the owner 30 days to remove the vehicle (01/07/2026) and warned a $350 daily fine would run if it was not abated. Recreational-vehicle/trailer matters (case 21 and similar): In at least one instance a tenant testified the trailer had been removed; the magistrate tabled the case pending inspector verification. If the inspector confirms removal, the matter will be closed; if not, the case will return for adjudication and potential heavy fines. Prestige-managed properties (dumpster enclosure and related cases): Magistrate Smith found ongoing violations for unpermitted dumpster enclosures and unsafe conditions, set a 60-day compliance date (02/04/2026) and a $500-per-day fine for the dumpster case; he also urged the building department to review potential unsafe-structure remedies for buildings with significant cracking and pool-gate failures. Raro Investment Trust (strip center licensing): The owner was adjudicated in favor of the city and given 30 days (01/07/2026) to obtain a business tax receipt and certificate of use; a $350-per-day fine was imposed for continued noncompliance.

What officials said Shanna Sanders, city code compliance officer, provided the factual bases for many cases and in at least one said she had email confirmation a zoning variance was approved for an accessory dwelling unit application. Hazel Alvarez, the owner’s permit runner in the Noel Castillo matter, asked for more time to complete the permit package. Magistrate Smith cautioned owners that failure to follow through could lead to liens or stricter enforcement: “If you do not resolve the violation by the abatement date… there shall be a daily fine,” he said when entering multiple rulings.

Next steps and enforcement risks Most adjudications include explicit compliance dates and daily fines that begin to accrue after the deadline. Several cases were tabled for field reinspection or because owners had pending county/state approvals; the magistrate repeatedly encouraged owners to follow up with licensing and the state where necessary. The city may record liens or pursue red-tag unsafe-structure processes where building officials determine immediate danger.

The hearing closed early; Magistrate Smith asked staff to prepare orders for signature and said he would reconvene in the next scheduled docket to follow up on outstanding matters.