Largo Code Enforcement Board accepts affidavits of noncompliance, sets deadlines and potential fines for multiple properties

The City of Largo Code Enforcement Board met Thursday and voted to accept affidavits of noncompliance and to set compliance deadlines and potential daily fines for multiple properties cited for unpermitted work.

Chief Code Officer Louis Cruz presented several cases in which city staff found construction or remodeling done without permits, often documented with listing photos. For several properties the board approved staff's recommendation giving owners until Jan. 5, 2026, to obtain required permits and ordered a $100-per-day fine to begin Jan. 6, 2026, if work was not corrected; fines were capped at the Pinellas County property appraiser's just market value for each parcel.

Why it matters: Unpermitted work can create safety and liability issues for owners and the city, and the board's orders establish concrete deadlines and penalties intended to bring properties into compliance or to deter further unpermitted activity.

What the board decided

- 710 Golden Crossing (Case CER25-00582): Staff said the unit was listed as a short-term vacation rental and showed photos of interior work and an installed pool pump that lack required permits. Owner Melissa Menheim told the board she had hired a national management company (iTrip) to oversee the property and that the company had told her the work was handled; she said she would coordinate with the manager and contractors to obtain permits. The board amended and approved a motion to find the Menheims in violation, order reinspection and assess $100 per day beginning 04/07/2026 until compliance, with the fine not to exceed the appraised value identified in staff materials ($372,188). Louis Cruz presented the staff recommendation and emphasized that short-term rental permitting includes additional requirements such as wired smoke detectors and a fire inspection.

- Mystic Bay Largo LLC, 600 Starkey Road (Case CER25-00963): Staff presented photos showing an unpermitted external stair installation at Building 13 and a stop-work order posted on the property. Representatives who identified themselves as property managers said a permit application had been submitted and that the contractor was asked to resubmit missing documentation. The board found the LLC in violation, ordered reinspection and authorized $100-per-day fines beginning 01/06/2026 if compliance is not achieved; staff materials listed a just-market-value cap ($31,725,000) for the property.

- Multiple other properties: The board accepted affidavits of compliance for several cases on the consent docket and approved motions finding noncompliance and ordering reinspection and potential fines for other properties, including addresses at Indian Rocks Road South, Arvest Circle East and others. In several cases staff noted the properties are in special flood hazard areas and repairs must meet FEMA-related thresholds (the 50% rule), which can require additional work or bring structures up to current code.

Exchanges and claims

- Evidence sources: Respondent Timothy C. O'Keefe argued staff relied on marketing listings (Zillow) that said a house was "fully renovated," and that the city's drive-by observations did not reflect the interior condition; staff replied that listing photos and advertisements were part of the documentation reviewed and that officers had previously discussed the case with the owner.

- Management-company oversight: Melissa Menheim said she had contracted iTrip to manage the Golden Crossing property and that the company had told her the property was compliant; the board and staff emphasized that current ownership is responsible for obtaining permits and that after-the-fact permits must be obtained and finalized to achieve compliance.

Quotes

"They're working towards getting the required permits to come into compliance, but they're not quite there yet," Louis Cruz, Chief Code Officer, said when presenting the Robinson case.

"We hired a national professional management company to handle this since day one... I relied on them to handle all of the initial inspections," owner Melissa Menheim said about 710 Golden Crossing.

"They used Zillow and other listing photos as evidence," Timothy C. O'Keefe said in his defense; staff confirmed listing photos were part of the documentation.

Process notes and next steps

The board repeatedly told respondents that to achieve compliance they must obtain after-the-fact permits through the City of Largo Building Permitting Department and, where applicable, finalize those permits. Several motions directed respondents to contact the Community Standards Division to schedule reinspection after permits are issued or finalized. The board also cautioned that short-term rental permits include specific fire and safety requirements that must be addressed.

Votes at a glance

- CER25-00434 (8361 Wrench Way): Affidavit of noncompliance accepted; board found respondents not in compliance; motion passed. - CER25-00910 (1024 San Marco Drive): Affidavit of noncompliance accepted; board found respondents not in compliance; motion passed. - CER25-00582 (710 Golden Crossing): Found in violation; ordered reinspection; $100/day fine authorized beginning 04/07/2026, cap $372,188 (per staff materials); motion passed. - CER25-00963 (600 Starkey Road): Found in violation; ordered reinspection; $100/day fine authorized beginning 01/06/2026, cap per staff materials $31,725,000; motion passed. - CER24-00542 (2232 Indian Rocks Road South): Found in violation; ordered reinspection; $100/day fine authorized beginning 01/06/2026, cap $251,112; motion passed. - CER25-00821 (1941 Arvest Circle East): Found in violation; ordered reinspection; $100/day fine authorized beginning 01/06/2026, cap $317,074; motion passed. - Several consent-docket cases: affidavits of compliance accepted; no fines due on those items reported.

The board adjourned at 2:44 p.m.; respondents were instructed to contact the Community Standards Division to arrange reinspection after permits are pulled or finalized.

Ending: The meeting established clear deadlines and penalties designed to compel property owners to obtain required permits or face fines; board staff offered to guide respondents through permitting and inspection steps.