Fort Lauderdale code board grants short compliance extensions, imposes fines in select unpermitted-work cases

The Fort Lauderdale Code Enforcement Board heard more than two dozen property cases April 28 alleging work performed without required permits, granting owners a mix of short extensions and, in cases with lengthy noncompliance, moving to impose fines.

The board opened with a case in which inspectors reported active interior remodeling without permits, including removed cabinets, open drywall to studs and altered plumbing and electrical; the city requested 119 days for the owner to come into compliance or $50 per day in fines. Respondent Lisa Clayton Frackman, who addressed the board during her case, said the structural permit had been approved and that a plumbing permit had been submitted and paid for; the board granted the requested additional time.

Why it matters: Fort Lauderdale code hearings routinely balance two objectives — getting unsafe or noncompliant construction into the permitting process quickly, and recognizing practical barriers to immediate compliance, such as pending historic-board approvals, contractor changes or owner hardship. The board used a range of remedies: stay of fines plus a short timeout for permit submissions when inspectors reported imminent progress, and fines or Massie (fine-imposition) hearings where cases had multiple prior extensions and little demonstrable progress.

Notable outcomes and motions at the meeting included: - 301 Southwest 2nd St. (Case BE231000214): After testimony that delays stemmed from coordination with the Historic Preservation Board, the board voted on a motion to waive fines for the owner while permitting continued review; the motion passed following a roll call. - 522 Southwest 9 Terrace (BT Coconut North Fork LLC): The respondent said permits were under review but the contractor had slowed work; the board approved a 91-day extension with a mandatory reappearance to show filings had been submitted. - 3410 Southwest 16th Street (owner Antonio Lupari Kenan): The owner described being scammed by an unlicensed contractor and reported recent steps to pull after‑the‑fact permits; the board granted a 28‑day extension with mandatory reappearance and a temporary stay of fines so the owner could show progress. - 522 SW 9 Terrace (dock repair; Amanda Chalfont): The board granted a 119‑day extension after the owner said she had signed a licensed marine contractor and paid $6,500 to proceed with permit work following a state determination on contractor licensing for docks. - 4250 Galt Ocean Drive (Checkmate Investments 2 LLC): The board imposed $1,700 in fines for unpermitted condo remodels even as parties discussed a pending foreclosure; the board noted fines put potential buyers on notice and may be addressed by future owners.

What speakers said: Owners frequently told the board they had contracted work they later learned was unpermitted, or that they had purchased properties with prior unpermitted renovations. Several respondents described ongoing interactions with contractors and the building department; a number asked for short windows to submit complete permit applications. Board members repeatedly instructed respondents to coordinate with inspectors and to secure mandatory reappearances when permits remained unfiled.

Legal and procedural context: Inspectors relied primarily on the Florida Building Code (notably provisions cited as FBC/Florida Building Code 2023 section 105.1, work performed without required permits) and relevant city code sections in filing violations. When a case has multiple prior extensions and no demonstrable permit progress, the board commonly refers the matter to a Massie hearing (the process in which fines are considered and potentially imposed) or imposes daily fines to encourage compliance.

The board closed the hearing after voting on administrative items and approving minutes for the prior meeting. Many respondents were given deadlines (most commonly 28, 56, 91 or 119 days) and, in some cases, mandatory reappearances to demonstrate permit activity. Several remaining cases will return to the board if permit submissions are not evident by the listed deadlines.

Votes at a glance 301 SW 2nd St. (BE231000214) — motion to waive fines while applicant pursued historic-board approvals — passed (roll call vote). 522 SW 9 Terrace (BE25... ) — 91‑day extension with mandatory reappearance — approved. 3410 SW 16th St. (B247/owner Antonio Lupari Kenan) — 28‑day extension with mandatory reappearance and stay of fines — approved. Dock repair (Amanda Chalfont) — 119‑day extension to allow marine contractor to obtain permits — approved. 4250 Galt Ocean Drive (Checkmate Investments 2 LLC) — fines totaling $1,700 imposed; daily fines continue to accrue per recorded order — motion passed. Multiple other properties received short extensions (28–119 days) to file permits; several long‑running matters were scheduled for Massie or further review.

What’s next: Respondents granted extensions must return on the board’s stated dates or present evidence of submitted/issued permits; the board flagged cases that may return for Massie hearings or higher fines if compliance is not shown.

Representative quote: Lisa Clayton Frackman, addressing the board about her case, said, “My structural permit has been approved. My plumbing permit hopefully will be approved today. I paid for it yesterday, so I am asking for the extension.”

The board adjourned after approving the March minutes and routine administrative matters; the next scheduled hearing will consider any cases that return at the ordered mandatory appearances.