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Board imposes $100-per-day fine after repeat-debris case at 31 North Cortez
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Summary
After finding a repeat accumulation-of-rubbish violation at 31 North Cortez Ave, the Winter Springs Code Enforcement Board amended a failed $150-a-day motion and approved a $100-per-day fine; the respondent said he has been cleaning but raised notice and hardship concerns.
The Winter Springs Code Enforcement Board found that a repeat violation for accumulation of rubbish occurred at 31 North Cortez Ave and voted to impose a $100-per-day fine until compliance.
Carlos Dafoe, a code compliance inspector, presented photographs and inspection history showing recurring piles of debris, building materials and vehicle parts beginning March 3, 2026. Dafoe said staff mailed certified notices and conducted follow-up inspections that verified continuing violations before the hearing.
Respondent Ronald Lesage told the board he has been steadily cleaning the property and showed photos he said were taken the same day. “I’m bringing out old fence sections, old deck ... I’m cutting it up and getting rid of it,” Lesage said, and added he cannot afford “$500 a day.” He said a lag in receiving mailed notices meant he did not learn of a violation until about two weeks after officers first observed the condition.
Board members questioned whether part of the property was being cleared and whether some items were personal property rather than trash. After discussion, a motion to impose a $150-per-day fine for the period beginning March 3 failed on a tie vote. The board then amended the motion and adopted an order imposing a $100-per-day fine for the repeat violation, with the board recording an affirmative roll call to adopt the amended motion.
Chair Steve Gilday emphasized the board’s purpose was compliance, not revenue: “At no time will the board ever do anything based on a revenue basis,” he said, and added the action was tied to the property condition. The order includes standard findings that the inspector’s photographic evidence and testimony substantiate a repeat violation of Section 308.1 of the 2024 International Property Maintenance Code.
The board directed staff to retain the hearing exhibits and photographs and encouraged Lesage to continue bringing the property back into compliance to avoid further fines or liens. No additional administrative deadlines were specified beyond the findings and the running daily fine in the adopted order.
