Collier County code board orders landlord to abate rodent infestation, imposes fines and approves multiple stipulations

The Collier County Code Enforcement Board on May 28 approved a string of stipulations and motions, ordered abatement in a Naples rental with persistent rodent activity and moved to impose fines in several long-running cases.

At the start of the meeting the board accepted multiple stipulations covering properties across the county. Staff members read each stipulation into the record; respondents or their representatives signed agreements to pay operational costs (typically $59.28) and to obtain required Collier County permits, inspections and certificates of completion within specified periods or face daily fines. Those stipulations were accepted unanimously.

The board heard a contested housing-health case involving Young Investors of Naples LLC (case CEPM20260002508). Supervisor Jonathan Musay told the board his inspections of a unit at 5387 24th Avenue SW, Unit B, found rat droppings in the kitchen and evidence of ongoing rodent activity despite landlord-supplied exterminator reports. Tenant Michael Massaro presented photos and videos he said showed rats inside the dwelling and said he had repeatedly tried to schedule interior service. Owner representative Raul Ruiz said the property has been treated by an exterminator on multiple occasions but that the vendor reported limited interior access and performed mostly exterior treatments.

The board found a violation existed, ordered the respondent to pay operational costs ($59.28), hire a certified pest-control company and provide a report verifying no active rodent infestation, and set a compliance window of 30 days. A board member proposed a fine schedule to take effect after the 30-day period; the board incorporated a $50-per-day penalty if the violation is not abated after the deadline.

In old-business matters the board addressed several long-running files. In one contested mobile-home/land-use case the executive summary listed fines that have accrued at $500 per day over many months and a total in the tens of thousands of dollars; after hearing the respondent describe ongoing efforts and financial constraints, the board voted to impose the fines and noted the respondent has the option to seek lien relief or fine reduction from the Board of County Commissioners later.

In the Century 21 Homes LLC matter, staff reported the violation had been abated and that the fine amount was being held in escrow as part of a recent sale. The board voted to deny further imposition of county fines in that matter but required payment of that hearing’s operational cost ($59.70) within 30 days.

Throughout the meeting the board granted continuances or extensions in cases where respondents showed they were close to compliance or had demonstrable constraints. Notable extensions included a one-year extension for a garage-conversion permit case where the owner needed time to pay outstanding fees and bring the permit to issued status, and a 120-day continuance in another permit case where staff said the parties were “near the finish line.” Where respondents failed to appear or had not paid operational costs, the board frequently moved to impose fines as allowed by prior orders.

What’s next: the board set deadlines tied to each stipulation or order (typically 30–120 days) and asked staff to follow up. Several respondents were reminded that failure to meet the deadlines can result in daily fines and potentially county abatement and cost assessment.

“We want these things fixed — whether it’s by permits or removal,” the chair said during the meeting. “The point of this board is to see compliance, not to create an impossible burden.”