Daytona Beach special magistrate hears dozens of code cases; many ordered to fix violations or face fines

DAYTONA BEACH — The Daytona Beach Special Magistrate convened Feb. 10 to consider more than three dozen property-code enforcement matters, finding many respondents noncompliant and setting firm deadlines for repairs or permits, often with daily fines if compliance is not achieved.

In opening remarks the magistrate confirmed the Nov. 11, 2025 minutes and heard staff announcements that several properties were now in compliance. Inspectors then presented cases one by one, describing violations that ranged from dirt and grime and peeling paint to missing smoke detectors, exposed wiring and structural deterioration.

For several properties the magistrate explicitly ordered remediation by March 4, 2026, or by later amended dates. For example, the respondent in Case 1 (Eagleite Real Estate LLC) was ordered into compliance by 03/04/2026 or face fines up to $1,000 per day after that date, based on inspector testimony about extensive exterior and interior violations. In Case 2 (D and J Global Holding LLC), the magistrate ordered life-safety defects — including missing smoke alarms and exposed wiring — corrected within 10 days, with remaining violations due by 03/04/2026.

At least one property was hit with a daily fine starting immediately: the magistrate found MI Estacion LLC in continuing noncompliance and imposed a $500-per-day fine commencing Feb. 5, 2026, to accrue until the property is brought into compliance or the fine reaches $20,000. The magistrate explained the fine was in response to inspectors’ reports that life-safety issues had been addressed but other violations remained uncorrected.

Several respondents who appeared said they were taking steps to comply. Patrick Peterson, appearing for Daytona Ocean View Apartments LLC, acknowledged the violations and asked for additional time to secure a roofer; the magistrate extended that case’s compliance deadline to April 8, 2026 after the inspector and respondent agreed a 30-day extension was reasonable. A number of other matters were similarly amended where inspectors reported active progress or pending permits.

The hearing also included longer, higher-cost repairs. Counsel and an owner representing Plaza Resort Atlantic Ocean LLC described completed engineering work and a bidding process for repairs to concrete spalling under an underpass the city identified as a safety issue; the owner estimated the repair would cost “at least $750,000.” The magistrate asked for a progress report at the March 10 docket.

The city reported two enforcement files were withdrawn because the city had acquired title to the properties (cases 30 and 31); the magistrate formally dismissed those matters and noted the city’s redevelopment plans for the sites.

On several lien-review items the magistrate approved negotiated settlements: three liens were reduced to amounts between $5,000 and $5,700 with 30-day payment conditions, and another lien was waived per management recommendation.

The magistrate repeatedly urged respondents to apply for required permits and to keep inspectors informed if circumstances beyond their control delay repairs. In cases where permit reviews were pending — for example where contractors or mechanical subcontractors still needed to be listed — inspectors recommended amended cutoffs to allow processing and completion of permitted work.

The hearing produced a mix of immediate penalties and conditional continuances: multiple respondents were given specific compliance dates (most commonly 03/04/2026 and 04/08/2026), several matters were continued for progress reports, at least one daily fine was imposed to begin immediately, and multiple lien resolutions were approved.

The Special Magistrate closed the session after addressing miscellaneous business and instructed staff to follow up on outstanding appeals and status questions; several matters were continued to the March 10 and April dockets for progress reports or further action.

What’s next: numerous respondents must show proof of compliance by their assigned dates or face fines that were authorized at this hearing; the magistrate scheduled many matters for follow-up at the March 10 and April sessions.

Direct quotes from the record include the magistrate’s enforcement rationale (“If you get a permit, you’re done. If you don’t, you’ll be brought back here”), a respondent’s pledge to complete work (“100%,” said a respondent asking for 30 days), and the owner of Plaza Resort’s cost estimate (“It’s gonna cost at least $750,000.”).