Special Master Michael Styles issues fines, extensions and reductions at Homestead code hearing

Special Master Michael Styles presided over an April 16, 2026 Homestead City Code Compliance hearing that resolved dozens of enforcement cases ranging from unpermitted doors and tree removal to bulk trash and business‑license violations.

The most immediate rulings included a $500 civil penalty plus an $80 administrative fee for a tree‑removal citation at 265 Southwest 17th Avenue (Marcella Harvey), a 30‑day compliance window for a side‑door permit issue raised by Alexander Gutierrez, and a negotiated reduction of accumulated fines to $12,500 for the portfolio at 1295 Southeast 9th Place (Johanna Reyes), payable within 60 days.

Why this matters: Homestead’s session highlighted recurring themes in local enforcement — property owners cited for non‑permitted work often blamed contractors, misunderstand permit requirements or pointed to hardship; the city emphasized owners’ responsibility to secure permits and recommended using Development Services and, where helpful, surveillance to document illegal dumping.

The hearing followed this pattern: code officers presented photographic evidence and dates of inspection; owners or representatives spoke, produced documents or described efforts to comply; and the Special Master issued case‑specific remedies (fines, fee waivers, extensions, or voiding of tickets) based on the record at the hearing.

Direct quotes and key rulings

• On the tree‑removal citation for Marcella Harvey, Harvey said, “I'm the property owner of 265 Southwest 17th Avenue in Homestead,” and described removing the top portion of the tree because roots were affecting her foundation. The Special Master said he would "stick with the civil penalty fine of a $500 fine and a $80 administration fee" rather than escalating to the higher penalty listed in the citation.

• In a contested bulk‑trash case presented by Alex Bass for 100 Northeast 15 Street LLC, the city’s inspector said solid waste had been dispatched to remove material. After conflicting testimony about whether the city or the owner performed the final cleanup, the Special Master voided the ticket in CC2600095 noting insufficient evidence to uphold the civil penalty as presented.

• Johanna Reyes asked for relief from escalating fines that the record placed at roughly $81,940. After negotiation the Special Master recorded an agreement to resolve the matter for $12,500 plus the $80 administrative fee, with 60 days to pay.

Other notable outcomes

• Alexander Gutierrez (case presented as CC2600226) was told the side‑door violation concerns only the exterior door permit; staff confirmed a permit was opened April 9 (permit #26040098). The Special Master ordered a compliance window (30 days) and an $80 administrative fee; separately the transcript records a 5‑day compliance order associated with case CC2600227 for a related permitting issue (see reporter’s note below on a case‑number discrepancy).

• Multiple owners received deadline extensions and fee waivers for documented hardship or missing contractor records: Liliana Otero received 60 days and a waiver of the $80 fee to locate older permits and inspection records; several elderly or bereaved owners were granted leniency with monitoring requirements.

• Where properties remained out of compliance after prior extensions (for example, accessory structures and an open vacant lot used as parking), the Special Master imposed short cure windows (often 5 days or 48 hours) and set daily fines (commonly $75/day) to incentivize prompt correction.

What the decisions do not show

The rulings in this hearing are administrative adjudications based on the evidence presented under oath; they do not determine issues beyond the city's code authority and may be appealed to City Council where noted by the hearing master (for example, very large reductions or unresolved fine balances). The transcript includes instances where owners said work had been inspected previously by the city or done by contractors no longer in business; the Special Master repeatedly directed owners to Development Services to pursue after‑the‑fact permits or to produce documentary proof.

Next steps and appeals

Owners who were given cure periods and fee waivers were instructed to remain in contact with Development Services and their code enforcer; cases not cured by the stated deadlines were assigned daily fines or will be referred for further enforcement consistent with city procedures. Several matters remain subject to future hearings or administrative follow‑up if owners fail to meet the compliance windows.

Reporter’s note on transcript discrepancies: the transcript records both CC2600226 and CC2600227 in adjacent rulings about an exterior‑door permit. The article reports both case numbers as they appear in the record and flags the mismatch to the office of the Special Master for an official correction if needed.