HomeMy WebLinkAboutBack-Up DocumentsFiling # 210184155 E-Filed 11704/2024 11:03:07 AM
T.I.G. Investment Group, LLC
A Florida limited liability company
Plaintiff,
v.
THE CITY OF MIAMI, a municipality
and political subdivision of the
State of Florida
Defendant.
IN THE CIRCUIT COURT OF THE ELEVENTH
JUDICIAL CIRCUIT, IN AND FOR MIAMI-DADE
COUNTY, FLORIDA
CIVIL DIVISION
CASE NO. 2024-020946-CA-01
/
SUMMONS
THE STATE OF FLORIDA:
To Each Sheriff of the State:
YOU ARE COMMANDED to serve this summons and a copy of the complaint or petition in
this action on defendant:
City of Miami, Florida
c/o Arthur Noriega, as City Manager of the City of Miami
Miami City Hall
3500 Pan American Drive
Miami, Florida 33133
The defendant is required to serve written defenses to the complaint or petition on plaintiff's
attorney, whose name and address is:
Jorge D. Guttman, Esq.
Gunster, Yoakley & Stewart, P.A.
600 Brickell Avenue, Suite 3500
Miami, FL 33131
within 20 days after service of this summons on that defendant, exclusive of the day of service, and
to file the original of the defenses with the clerk of this court either before service on plaintiff's
attorney or immediately thereafter. If a defendant fails to do so, a default will be entered against the
defendant for the relief demanded in the complaint or petition.
DATED on 11/5/2024 , 2024.
(SEAL)
JUA'N FERNANDEZ-BARQUICI`T
Clerk of the Court and Comptroller
Miami -Dade �' , i rd County Courts
AMERICANS WITH DISABILITIES ACT OF 1990
ADA NOTICE
"If you are a person with a disability who needs any accommodation in order to
participate in this proceeding, you are entitled, at no cost to you, to the provision
of. certain assistance. Please contact Aliean Simpkins, the Eleventh Judicial
Circuit Court's ADA Coordinator, Lawson E. Thomas Courthouse Center, 175
NW 1st Avenue, Suite 2400, Miami, FL 33128; Telephone (305) 349-7175; TDD
(305) 349-7174, Email ADA@judll.flcourts.org; or via Fax at (305) 349-7355, at
least seven (7) days before your scheduled court appearance, or immediately upon
receiving this notification if the time before the scheduled appearance is less than
seven (7) days; if you are hearing or voice impaired, call 711."
IMPORTANTE
Usted ha sido demandado legalmente. Tiene 20 dias, contados a partir del recibo de esta notificacion,
para contestar la demanda adjunta, por escrito, y presentarla ante este tribunal. Una llamada telefonica
no to protegera. Si usted desea que el tribunal considere su defensa, debe presentar su respuesta por
escrito, incluyendo el numero del caso y los nombres de las partes interesadas. Si usted no contesta
la demanda a tiempo, pudiese perder el caso podria ser despojado de sus ingresos y propiedades, o
privado de sus derechos, sin previo aviso del tribunal. Existen otros requisitos legates. Si to desea,
puede usted consultar a un abogado inmediatamente. Si no conoce a un abogado, puede llamar a una
de las oficinas de asistencia legal (Legal Aid Office) o un servicio de referencia de abogados
(Attorney Referral Service) que aparecen en la guia telefonica. Si desea responder a la demanda por
su •'cuenta, al mismo tiempo en que presenta su respuesta ante el tribunal, debera usted enviar por
correo o entregar en la mano una copia de su respuesta a la persona denominada abajo como
"Plaintiff/Plaintiff's Attorney" (Demandante o Abogado del Demandante) y presentar su contestacion
a la demanda al Secretario del xuzgado. La ubicacion central de la Oficina del Secretario esti. en el
edificio de la Corte del Condado de Dade. La direccion de la Corte, y de las sucursales aparecen en
la lista siguiente para su conveniencia: "Para aquellas personas que no puedan pagar un abogado, la
informacion sobre como solicitar asistencia legal gratuita se puede encontrar en
www.dadecountyprobono.org."
IlVIPORTAN'T
Des poursuites judiciaires ont ete enterprises contre vous. Vous avez 20 jours consecutifs a
partir a de la date de I'assignation de cette citation pour deposer une response ecrite a la plainte ci-
jointe aupres de ce tribunal. Un simole coup de telephone est insoffisant pour vous proteger. Vous
etes obliges de deposer votre response ecrite, avec mention du numero de dossier ci-dessus et du nom
des parties nominees ici, si vous souhaitez que le tribunal entende votre cause. Si vous ne deposez
pas aotre reponse ecrite dans le relai requis, vous risquez de perdre la cause ainsi que votre salaire,
votre argent, et vos biens peuvent etre saisis par la suite, aucun preavis ulterieur du tribunal. 11 y a
d'autres obligations juridiques et vous pouvez requerir les services immediats dun avocat. Si vous, ne
connaissez pas d'avocat, vous pourriez telephoner a un service reference d'avocats ou a un bureau
d'assistance juridique (figurant a I'annuaire de telephones). Si vous choisissez de deposer vous-meme
une reponse ecrite, it vous faudra egalement, en meme temps que cette formalite, faire parvenir ou
expedier une copie de votre reponse ecrite au "Plaintif/Plaintifs Attorney" (Plaignant ou a son avocat)
nomme ci-dessous et enregistrer votre reponse avec le Greffier du Tribunal. L'adresse centrale du
bureau du Greffier est le Dade County Courthouse. L'adresse du tribunal,et 1'adresse des succursales
sont dans ci-dessous pour votre conversance "Pour ceux qui ne peuvent payer un avocat, des
informations sur la faron de demander de 1'aide juridique gratuite pout etre trouve
www. dade countyprob on o . o rg"
3
Filing # 210029518 E-Filed 10/31/2024 03:49:22 PM
IN THE CIRCUIT COURT OF THE
ELEVENTH JUDICIAL CIRCUIT COURT
IN AND FOR MIAMI-DADE COUNTY,
FLORIDA
CIVIL DIVISION
CASE NO.:
T.I.G. Investment Group, LLC
A Florida limited liability company,
Plaintiff,
v.
THE CITY OF MIAMI, a municipality
and political subdivision of the
State of Florida,
Defendant.
COMPLAINT
Plaintiff, T.I.G. Investment Group, LLC ("T.I.G."), sues Defendant THE CITY OF MIAMI
("City"), and alleges as follows:
PARTIES, JURISDICTION, AND VENUE
1. This is an action for declaratory and supplemental relief pursuant to Fla.
Stat. § 86.011 et seq., where the property rights at issue are valued in excess of $50,000 and is within
this Court's jurisdiction in accordance with Fla. Stat. § 26.012.
2. T.I.G. is a Florida limited liability company that is authorized to transact and does
transact business in Miami -Dade County, Florida. T.I.G's principal place of business is in Miami -
Dade County, Florida.
3. As of June 26, 2023, T.I.G.is the record owner of the real property located at 1427
NW 1 Street, Miami, Florida 33124 (the "Property").
1
4. The Property is within the City's limits, bears Folio Number 01-4102-005-9020,
and has the following legal description:
Lot 17, Block 58, LAWRENCE ESTATE LAND COMPANY'S
SUBDIVISION, according to the Plat thereof, as recorded in Plat Book 2, Page
46, of the Public Records of Miami -Dade County, Florida.
5. The City is a municipality and political subdivision of the State of Florida, located
in Miami -Dade County.
6. Pursuant to Fla. Stat. § 47.011, venue is proper in Miami -Dade County because the
City is located in Miami -Dade County, Florida, because the instant action accrued in Miami -Dade
County, Florida, and because the Property at issue is located in Miami -Dade County, Florida.
FACTUAL ALLEGATIONS
7. On or about November 15, 2021, and prior to T.I.G. becoming owner of the
Property, the City's Code Enforcement Board issued a final administrative enforcement order
("Enforcement Order").
8. The Enforcement Order found that the Estate of Alfredo Chacon, the former owner
of the Property ("Former Owner"), was guilty of the following violations: (a) "2104 Work
performed without a permit and/or permit not fmalized. City Code SEC 10-3 (FBC 104, 105),
Miami 21 section 7.1.2" and (b) "2171 FAILURE TO MAINTAIN EXTERIOR OF
COMMERCIAL OR RESIDENTIAL PROPERTY. City Code Chapter 10 SEC 10-23 & 10-24",
(collectively, the "Code Compliance Violations"). A copy of the Enforcement Order is attached as
Exhibit A.
9. Pursuant to the Enforcement Order, the Former Owner had until February 8, 2022,
within which to correct the violations. Failure to correct the violations by the compliance date (Le.,
February 8, 2022), resulted in a daily fine of $250 per day.
2
10. The Enforcement Order was recorded as a lien on the Property on February 28,
2022, in Official Record Book 33041, Page 1625.
11. As of the filing of this Complaint, the Code Compliance Violations are over 271
days old and have a balance due/lien of approximately $229,250.00.
12. On January 11, 2023, the Chief of Unsafe Structures of the City of Miami Building
Department issued a Notice of Unsafe Structure Violation ("Unsafe Structure Violation") on the
Property. A copy of the Unsafe Structure Violation is attached as Exhibit B.
13. The Unsafe Structure Violation was recorded as a lien against the Property in
Official Record Book 33538, Page 3022.
14. The Former Owner did not correct the Code Compliance Violations or the Unsafe
Structure Violation before selling the Property to T.I.G.
15. On June 26, 2023, when T.I.G. came into possession of the Property, the conditions
on the Property and the illegal work done on the Property made it uninhabitable. The structure on
the Property was dilapidated and there were seven squatters residing on the Property.
16. Thus, T.I.G. took immediate action to (i) correct the Code Compliance Violations,
(ii) correct the Unsafe Structure Violation, and (iii) bring the Property into compliance.
T.I.G. Removes the Squatters
17. Between June 26, 2023 and June 28, 2023, pursuant to Fla. Stat. § 83.57, T.I.G.
issued a Notice of Non-Renewal/Termination of Month to Month Tenancy to each of the seven
squatters, attached as Composite Exhibit C. Despite several requests to vacate the Property, the
squatters refused.
3
18. On September 7, 2023, T.I.G. initiated seven (7) eviction court proceedings against
the each of squatters living on the Property.'
19. On September 21, 2023, September 26, 2023 and October 2, 2023, the Court issued
Writs of Possession on five of the seven cases (collectively, the "Writs of Possession").2
20. The Miami -Dade Police Department executed the Writs of Possession on October
24, 2023 and October 30, 2023, removing the squatters from the Property.3 The Writs of
Possession and the Executed Writs of Possession are attached as Composite Exhibit D.
T.I.G. Demolishes the Unsafe Structure
21. On July 7, 2023, even before initiating the eviction proceedings, and consistent with
its intention to move with alacrity, T.I.G. applied for a demolition permit from the City's Building
Department to demolish the unsafe structure on the Property in order to correct the Unsafe
Structure Violation.
22. Due to the City's delay in processing the application, the City did not issue the
demolition permit until December 14, 2023.
23. T.I.G. completed the demolition of the unsafe structure on January 20, 2024.
24. During the demolition process, however, a sidewalk was damaged. So, the City
conditioned the closure of the demolition permit upon issuance and closure of a permit from the
City's Department of Resilience and Public Works ("Public Works") for repairs to the sidewalk.
I TLG. Investments Group, LLC v Antoino Hernandez, No. 2023-113373-CC-05 (Fla. llth Cir. Ct.); T.LG.
Investments Group, LLC v. Balvino Soto, No. 2023-113363-CC-05 (Fla. llth Cir. Ct.); TLG. Investments Group, LLC
v. lector Diaz, No. 2023-112950-CC-05 (Fla. l lth Cir. Ct.); T.I.G. Investments Group, LLC v. Alexi Perez, No. 2023-
112945-CC-05 (Fla. llth Cir. CO; T.LG. Investments Group, LLC v Miguel.Busto, No. 2023-112779-CC-05 (Fla.
llth Cir. Ct.); T.I. G. Investments Group, LLC v. Miguel Barriallias, No. 2023-112948-CC-05 (Fla. l l th Cir. Ct.); T.I.G.
Investments Group, LLC v. Pedro Mandel, No. 2023-112807-CC-05 (Fla. llth Cir. Ct.).
2 Two of the cases, TLG. Investments Group, LLC v Balvino Soto, No. 2023-113363-CC-05 (Fla. llth Cir. Ct.) and
T.LG. Investments Group, LLC v. Victor Diaz. 2023-112950-CC-05 (Fla. l lth Cir. Ct.) were voluntarily dismissed
because the squatters vacated the premises voluntarily.
a The Writ of Possession in T.I.G. Investments Group, LLC a Antoino Hernandez, No. 2023-113373-CC-05 (Fla. 1 lth
Cir. Ct.) was not executed when attempted, on October 17, 2023 because the Property was vacant at the time.
4
25. Between January 31, 2024, and February 28, 2024, T.I.G. prepared the sidewalk
repair plans and on March 1, 2024, T.I.G. applied for a permit from Public Works.
26. Due to the City's delay in processing the application, the Public Works permit was
not issued until May 25, 2024.
27. T.I.G. completed the sidewalk repair on May 31, 2024,
28. On June 3, 2024, the sidewalk repair passed the Public Works inspection. The
Public Works permit was closed on June 4, 2024.
29. On June 7, 2024, the demolition passed its Building Department inspection.
30. On July 11, 2024, the City issued a Certificate Canceling Notice of Violation -
Pending Lien stating that the Unsafe Structure Violation on the Property had been corrected. This
document was recorded on July 15, 2024, in Official Record Book 3413, Page 1738 and is attached
as Exhibit E.
31. On August 13, 2024, the City issued an Affidavit of Compliance indicating that the
City's inspector conducted an inspection of the Property and that the Code Compliance Violations
were corrected. The Affidavit of Compliance is attached as Exhibit F.
32. On August 27, 2024, the demolition permit was closed.
The City's Code Conflicts With Florida Statutes
33. Chapter 2, Article X, Section 2-817(d)(2) of the City Code, relating to non -
homestead property, provides that fines that are more than 271 days old, cannot be mitigated. See
Copy of City Code, Article X, Section 2-817, attached as Exhibit G. Fines less than 271 days old
can be mitigated, depending on their age, as set forth in a chart, and in any event, cannot be
mitigated by more than a 75% reduction.
5
34. By the time T,I.G. purchased the Property, the Violations were already more than
271 days old. Thus, when T.I.G. acquired the Property, T.I.G. was — and remains — incapable of
seeking any mitigation of the liens on the Properties resulting from the Code Compliance
Violations of the Former Owner. In other words, despite not having committed the Code
Compliance Violations and working as quickly as possible to correct them, T.I.G. is unable to
mitigate the liens resulting from the Code Compliance Violations.
35. Chapter 2, Article X, Section 2-817(d)(2) of the City Code, as it relates to mitigation
of fines, contradicts and conflicts with the Florida Statutes section that provides for the creation of
code enforcement boards and allows for mitigation of fines and violations. Specifically, Section
162.05, Florida Statutes allows local government bodies of counties or municipalities that have a
population of more than 5,000 persons, such as the City, to create quasi-judicial enforcement
boards, tasked with enforcing such county or municipality's ordinances/codes. Further, Section
162.09, Florida Statutes, dealing with administrative fines, costs of repairs and liens, specifically
empowers such enforcement boards with unfettered discretion to "reduce a fine imposed pursuant
to this section." See Fla. Stat. § 162.09(c), The City Code Article X, Section 2-817(d), however,
limits the rights of non -homestead property owners — such as T.I.G. — to seek complete mitigation
of fines or violations, and it also prevents them from seeking any mitigation whatsoever if
outstanding fines are more than 271 days old.
36. The purpose of Chapter 2, Article X, Section 2-817(d)(2) of the City Code is to
incentivize prompt compliance through mitigation. T.I.G. worked as fast as it could to cure both
the Code Compliance Violations and the Unsafe Structure Violation. T.I.G. obeyed all of the City's
requirements and worked as quickly as possible despite the City's delays. Instead of being
6
rewarded with mitigation, it is being punished with a $229,250.00 fine for the Code Compliance
Violations it had no part in creating.
37. All conditions precedent to this action have either occurred, been performed, been
excused or been waived.
COUNT I
DECLARATORY RELIEF
(Constitutionality of the Section 2-817(d) of the City Code)
38. T.I.G. realleges and incorporates by reference each allegation in paragraphs 1
through 37 above, as if fully set forth herein.
39. This is an action for declaratory and supplemental relief pursuant to Fla. Stat. §§
86.021 and 86,061.
40. There exists an actual controversy among T.I.G. and the City concerning
constitutionality of the amendment to the City Code, as it relates to mitigation of fines, i,e., City
Code Article X, Section 2-817(d), in that it contradicts and conflicts with the Florida Statutes
allowing for complete mitigation of fines and violations without limiting the amount or timeframe
by which mitigation must be sought.
41. Specifically, Section 162,05, Florida Statutes allows local government bodies of
counties or municipalities that have a population of more than 5,000 persons, such as the City, to
create quasi-judicial enforcement boards, tasked with enforcing such county or municipality's
ordinances/codes. Further, Section 162.09, Florida Statutes, dealing with administrative fines,
costs of repairs and liens, specifically empowers such enforcement boards with unfettered
discretion to "reduce a fine imposed pursuant to this section." See Fla. Stat. § 162.09(c).
42. By contrast, pursuant to City Code Article X, Section 2-817(d), the City's Code
Enforcement Board may only mitigate fines, depending on the date the non -homestead property
7
owner complies and requests mitigation, by a maximum reduction of 75% of the fines imposed,
and prevents non -homestead property owners to seek any mitigation whatsoever unless mitigation
is sought when the fine(s) has(ve) been outstanding for less than 271 days.
43. Thus, T.I.G. believes that City Code Article X, Section 2-817(d), unconstitutionally
divests T.T.G. of its right to seek complete mitigation of fines or violations after 271 days
following the imposition thereof, as provided by Fla. Stat. § 162.09(c).
44. The City, however, disagrees and believes that it has the authority to take T.I.G.'s
rights away through the enactment of Article X, Section 2-817(d), and prevent T.I.G. from seeking
complete mitigation, and from seeking any mitigation if the fines have been outstanding for more
than 271 days.
45. This controversy and uncertainty have created a bona fide, actual, present, and
practical need for declaration of T.I.G.'s rights.
WHEREFORE, Plaintiff T.I.G. INVESTMENT GROUP, LLC demands judgment in its
favor and against Defendant THE CITY OF MIAMI, as follows:
(a) Declaring that Section 162.09(c), Florida Statutes, preempts, and allows non -
homestead property owners from seeking complete mitigation of fines even if said
fines have been outstanding for more than 271 days;
(b) Declaring Article X, Section 2-817(d) unconstitutional;
(c) Declaring that T.LG. may seek full mitigation of the fines and ensuing liens on the
Properties;
(d) Requiring the City to fully mitigate the fines resulting from the Violations and
remove the liens on the Properties; and
8
(e) Awarding T.T.G. INVESTMENT GROUP, LLC its costs, and any such other and
further relief that this Court deems just and proper.
Respectfully submitted,
GUNSTER
Counsel for Plaintiff
T.I.G. Investment Group, LLC
600 Brickell Avenue
Suite 3500
Miami, Florida 33131
Telephone: (305) 376-6000
Facsimile: (305) 376-6010
By: fs/Jorge D. Guttman
Jorge D. Guttman, Esq.
Florida Bar No, 015319
j guttmanAgunster. com
Secondary: jandersondavis@gunster.com
Teresa S. Muniz, Esq.
Florida Bar No. 1039815
tmuniz(a,gunster.com
9
EXHIBIT A
THE CITY OF MIAMI, FLORIDA
CODE ENFORCEMENT BOARD
vs.
ALFREDO CHACON EST OF
1427 NW 1 ST
MIAMI, FL 33125 33125
Tenant:
CFN: 20220169140 BOOK 33041 PAGE 1625
DATE:02/28/2022 02:13:39 PM
HARVEY RUVIN, CLERK OF COURT, MIA-DADE CTY
City of Miami
November 15, 2021
CR: CE2020022977
Case No: 0E2020022977
Address: 1427 NW 1 ST
Folio: 0141020059020
Legal: LAWRENCE ESTATE LAND COS SUB PB 2-46 LOT 17
BLK 58 LOT SIZE 7500 SQUARE FEET OR 18580-2610 0499 4
COC 25932-2156 09 2007 5
Hearing Date: November 10, 2021
FINAL ADMINISTRATIVE ENFORCEMENT ORDER
The Code Enforcement Board has found you guilty of violating the following laws:
- 2104 Work performed without a permit and/or permit not finalized. City Code SEC 10-3 (FBC 104, 105), Miami 21 section 7.1.2
- 2171 FAILURE TO MAINTAIN EXTERIOR OF COMMERCIAL OR RESIDENTIAL PROPERTY. Clty Code Chapter 10 SEC 10-23
&10-24
You are hereby ordered to correct said violation by February 08, 2022. If you fail to comply by said date, you will thereafter be fined the
sum of $250 per day. It is your responsibility to advise the Inspector immediately after the violation has been corrected to obtain an
Affidavit of Compliance. Failure to obtain an Affidavit of Compliance will result in the continuing accrual of the daily fine.
This Order shall constitute a lien against the above referenced property and any other real or personal property that you own once it is
recorded in the Public Records of Miami -Dade County. LIENS THAT REMAIN UNPAID FOR THREE (3) MONTHS MAY BE
FORECLOSED IN COURT. In addition, the Certificate of Use and Occupational License of any business occupying this property may
be suspended or withheld. Operating a business without all required licenses is Illegal under state and city law, and Is punishable by
criminal arrest and/or closing the business.
Should you have any questions regarding this Enforcement Order, or if you wish to advise the Code Enforcement Board that the
violation has been corrected, please call Kristopher Adams at Cell Phone Number: (786) 696-0371 or Office Phone Number: (305) 416-
2087.
City of Miami Code Enforcement Board
This is to certify that the foregoing is a true and correct copy of the document on file dated November 15, 2021 of the Code
Enforcement Board. Officially filed and rendered on November 15, 2021 in the records of the City of Miami, Hearing Boards.
Prepared by:
Olga Zamora
Deputy Clerk of Hearing Boards
EXHIBIT B
January 11, 2023
ALFREDO CHACON EST OF
1427 NW 1 ST
MIAMI, FL 33125 33125
CFN: 20230021019 BOOK 33538 PAGE 3022
DATE:01/11/2023 10:44:18 AM
CLERK OF CIRCUIT & COUNTY COURTS, MIAMI-DADE COUNTY FL
City of Miami
CR: BB202200321 4
NOTICE OF UNSAFE STRUCTURE VIOLATION
PENDING MUNICIPAL SPECIAL ASSESSMENT LIEN
STATE OF FLORIDA CR: B132022003214
COUNTY OF MIAMI-DADE Folio: 0141020059020
Lien: US2003214
NOTICE IS HEREBY GIVEN THAT violation of Chapter 8-5 of the Code of Miami -Dade County and Chapter 10, Article VI, Section 10-
101 of the City of Miami Code presently exist upon the following property, to wit:
• Legal Description:
1427 NW 1 ST - LAWRENCE ESTATE LAND COS SUB PP 2-46 LOT 17 SLK 58 LOT SIZE 7500 SQUARE FEET OR 18580-2610
0499 4 COG 25932-2156 09 2007 5
Reference is made to the Notice of Violation in the Office of the Unsafe Structure Section of the City of Miami Building Department,
Miami, Florida, specifying the violations which have resulted in the subject building or structure being declared unsafe and the remedial
actions required to correct such violations.
This instrument is filed pursuant to Chapter 8-5 of the Code of Miami -Dade County and Chapter 10, Article VI, Section 10-101 of the
City of Miami Code, and all persons having or acquiring any interest in the above described property are hereby notified of the existence
of said violations and the penalties prescribed by law.
The Ilerl results from the violation and the action required by the City to correct the violation is a special assessment lien pursuant to
Florida Statute § 170.201, and is coequal with the lien of all state, county, district, and municipal taxes, superior in dignity to all other
liens, titles, and claims until paid. All costs incurred pursuant to Chapter 8-5 of the Code of Miami -Dade County, and Chapter 10, Article
VI, Section 10-101 of the City of Miami Code, will be recovered through the lien process. For full cost of this special assessment lien,
and compliance information, please contact the undersigned.
Rene Diaz
Chief of Unsafe Structures
City of Miami Building Department
(305) 416.1177
unsafestructures@ miamigov.com
[collections ct miamigov-corn
EXHIBIT C
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ADitiAhI AC:(}Sl A P.L.,L,C:
ADRIAN ACOSTA PL.L.0
Attorney At Law
5805 Blue Lagoon Drive, Suite 178
Miami, Pl., 33126
�P: 305. 98r2212
2. g7�8y 78�6y
E: 305. 397.
info0AclrianAcostaPT LC. corn
To: VICTOR DIAZ and all others in possession
Address: 1427 NW 1 ST , Unit i 6
City, State, Zip MIAMI,, FL 33125
NOTICE OFNO RElvEWALPI1 MINATJoN OF MON" TO-M0 TH IENAIV"CY
On June 26, 2023, TIC .Investment Group, LLC, purchased the property located at 1427 NW
1" St, Miami, FL 33125, to which you are currently inhabiting, This letter is intended to sufficiently
notify everyone in possession of the property that the new owner, T.I.G Investment Group, LLC, is
terminating your month -to -month tenancies and giving you sixty (60) days to vacate the premises.
Anyone that maintains on the property following the 60 Day Notice shall be subject to a suit for eviction
pursuant to .Florida Statutes. §83.57. A judgment for eviction maintains on a person's ,record aid can
impact their ability to secure future loans or rental housing, For these reasons, it is imperative that
everyone on the property understands the severity of the situation, and accordingly should vacate the
property prior to the end of the 60-day notice period. You area month -to -month tenant in the premises
located at 1427 NW 1°71 ST, Miami, Florida 33125,
You are notified that pursuantto section §83.57,Florida Statutes, and section 17-143 of the Cods
of Miami- Dade County; Florida your month -to -month tenancy for the rent and use of the
premises located at 1427 NW la'' ST, 1'viiand, Florida 33125, in Miami -Dade County is being
terminated and you are required to vacate the premises and surrender the premises to your landlord
on August 31, 2023.
Please be advised that if you fail to turn in your keys and fall to vacate the premises on or before
the above date, you will be deemed a hold -over tenant under Florida Saw and will be liable for two
times the amount of the monthly rental thereafter pursuant to Florida Statute §83.58.
Further, this shall also serve as ibrmal notice to remove all your property from the rental
premises on or before the above date. Al your property must be removed from the rental premises and
the premises must be left in a clean and sanitary manner,
This notice is being served upon -you not less tl,an60 days prior to the end of the applicable rental
period and termiznatesthetenancyatthe endofthennonthlytenaneyperiodasrequired byle,w.
Landlord's Name ILO INVESTMENT GROUP, LLC
Address SRO Dux 522954
Citylvliaraai, State FL Zip 3,152
.phone Number 305, 557. 1122
Yon can contract Mono -Dade County's Office of Housing Advocacy which etay be able to give you information
about your legal rights, The Office of Housing Advocacy's liable, 786469-4545, is available Monday through
Thrfday from S u,m. to 5 p.m., and dosed on weekends and County holidays.
CERTIFICATE OE SE.RVICIE
I certify that a copy of this notice has beea fbrnished to the above -named tenant on
, 20�.1� , SC-a.rxr.) C
1. Hand Delivery to Tenant.
2. . Posting in a conspicuous place on the promises
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EXHIBIT D
IN THE COUNTY COURT OF THE'ELEVI NTH JUDICIAL CIRCUIT, IN AND
FOR MIAMI DADE FLORIDA
T.I.G. INVESTMENTS GROUP, LLC,
A Florida Corporation.
Plaintiff,
v.
PEDRO MONTIEL,
and all others in possession.
Defendant.
Case No: 2023-112807-CC-05
Division: Civil-Landlord/Tenant
WRIT OF POSSESSION — RESIDENTIAL EVICTION
STATE OF FLORIDA .
TO THE SHERIFF OF MIAMT DADE COUNTY, FLORIDA:
YOU ARE COMMANDED to remove all persons from the following described property in
Miami Dade County, Florida: 1427 NW 1 ST, UNIT F3, MIAMI, FL 33125 and to put T.I.G.
INVESTMENTS GROUP, LLC, a Florida Corporation, the owner of the above -described
premises in possession of it after 24 hours notice conspicuously posted on the premises.
DATED this day of SEP 2 6 2023 �.
Please Contact
Roberto C. Tarafa
rctarafarc tarafa.com
(786) 412-1832
Attorney Info
Adrian Acosta, Esq.
Adrian Acosta PLLC
Adrian@ adr. ianacostapl.lc. 001711
JUAN FERNANDEZ-BARQUIN
Clerk of the Court and Comptroller,
Miami Dade County:
Miami -Dade PoliceeDepartment
Court Services Section
Stephanie V. Daniels
interim Director
T.E.G. INVESTMENTS GROUP, LLC vs PEDRO MONTIEL
RETURN OF SERVICE
WRIT OF POSSESSION
Case Number
2023-112807-CC-05
10/30/23 8:35 am Executed- Placed in Possession
EXECUTED (WPRTE) PEDRO MONTIEL
09/27/2023
Came this day into hand of the Sheriff
09/28/2023 11:24 AM - A COPY OF THE WRIT OF POSSESSION WAS POSTED AT 1427 NW 1ST ST UNIT F3,
MIAMI, FL 33125. SERVICE AFFECTED BY: CSS1 MANUEL SOLARES #9319, DEPUTY SHERIFF OF
MIAMI-DADE, FUNIN
10/30/2023 08:35 AM - EXECUTED THE EVICTION BY PLACING IN POSSESSION OF T.I.G. INVESTMENTS
GROUP, LLC (OR ASSIGNEE) MARCO ULLOA 786 663-7830 AT 1427 NW 1ST ST UNIT F3, MIAMI, FL
33125. AFFECTED BY: OFFICER GEORGE MCKIE #4851, DEPUTY SHERIFF OF MIAMI-DADE
COUNTY, FL.ININ
LL.f
POLICY EXPLAINED
DANIEL LOPEZ
5805 BLUE LAGOON DR
SUITE 178
MIAMI-DADE, FL 33126
6692
Pagel of l
1038646769
IN THE COUNTY COURT OF THE ELEVENTH JUDICIAL CIRCUIT, IN AND
FOR MIAMI DADE FLORIDA
T.I.G. INVESTMENTS GROUP, LLC, Case No: 2023-112948-CC-05
A Florida Corporation..
Plaintiff,
v.
MIGUEL BARRIALLIAS,
and all others in possession.
Defendant.
/
Division: Civil-Landlord/Tenant
WRIT OF POSSESSION — RESIDENTIAL EVICTION
STATE OF FLORIDA
TO THE SHERIFF OF MIAMI DADE COUNTY, FLORIDA:
YOU ARE COMMANDED to remove all persons from the following described property in
Miami Dade County, Florida: 1427 NW 1ST ST, UNIT FS, MIAMI, FL 33125 and to put
MIA, INVESTMENTS GROUP, LLC, a Florida Corporation, the owner of the above -
described premises in possession of it after 24 hours notice conspicuously posted on the
premises.
DATED this day of OCT 2023
Please Contact
Roberto C. Tarafa
rctarafa@tarafa.com
(786) 412-1832
Attorney Info
Adrian Acosta, Esq.
Adrian Acosta PLLC
Ad:ri.an @ adri an.acostapl lc. com
(305) 982-7886
JUAN FERNANDEZ-BARQUIN
Clerk of the Court and Comptroller,
Miami Dade County:
,Yadira Borg
Miami -Dade Police Department
Court Services Section
Stephanie V. Daniels
Interim Director
T.I.G. INVESTMENTS GROUP, LLC vs MIGUEL BARRIALLIAS
RETURN OF SERVICE
WRIT OF POSSESSION
Case Number
2023-112948-CC-05
10/30/23, 8:37 am Executed- Placed jr Possession
EXECUTED (WPRTE) MIGUEL BARRIALLIAS
10/02/2023
Came this day into hand of the Sheriff
10/02/2023 03:30 PM - A COPY OF THE WRIT OF POSSESSION WAS POSTED AT 1427 NW 1ST ST UNIT F5,
MIAMI, FL 33125. SERVICE AFFECTED BY: CSS1 FRANCES BASS #6653, DEPUTY SHERIFF OF
MIAMI-DADE, FL.
10/30/2023 08:37 AM - EXECUT• ED THE EVICTION BY PLACING IN POSSESSION OF ti,G. INVESTMENTS
GROUP, LLC (OR ASSIGNEE) MARCO ULLOA 786 663-7830 AT 1427 NW 1ST ST UNIT F5, MIAMI, FL
33125. AFFECTED BY: OFFICER GEORGE MCKIE #4851, DEPUTY SHERIFF OF MIAMI-DADE
COUNTY, FLINN
POLICY EXPLAINED
(/)
LL
ADRIAN ACOSTA PLLC
5805 BLUE LAGOON DR
SUIT 178
MIAMI, FL 33126
6892 Page 1 01 1038647128
IN THE COUNTY COURT OF THE 1LEVENTH JUDICIAL CIRCUIT, IN AND
FOR MIAMI DADE FLORIDA
T.I.G. INVESTMENTS GROUP, LLC, Case No: 2023-
A Florida Corporation.
Division: Civil
Plaintiff,
v.
MIGUEL BUSTO,
and all others in possession.
Defendant,
/
112779-CC-05
-Landlord/Tenant
WRIT OF POSSESSION — RESIDENTIAL EVICTION
STATE OF FLORIDA
TO. THE SHERIFF OF MIAMI DADE COUNTY, FLORIDA:
YOU ARE COMMANDED to remove all persons from the following described property in
Miami Dade County, Florida: 1427 NW 1 ST, UNIT F2, MIAMI, FL 33125 and to put T.I.G.
INVESTMENTS GROUP, LLC, a Florida Corporation, the owner of the above -described
premises in possession of it after 24 hours notice conspicuously posted on the premises.
DATED this day of SE 702
Please Contact
Roberto C. Tarafa
reta:rafa@tarafa.cam
(7'86) 412-1832
Attorney Info
Adrian Acosta, Esq.
Adrian Acosta PLLC
Adrian@adrianacostapl lc.corn
(305) 982-7886
JUAN FERNANDEZ-BARQUIN
Clerk of the Court and Comptroller,
Miami Dade County:
4 0.3t
:7-
C 0 U NTY
Miami -Dade PoliceDepartment
Court Services Section
Stephanie V. Daniels
Interim Director
..empol•I.1•1•MINOIF
Case Number
T.I.G. INVESTMENTS GROUP, LLC vs MIGUEL BUSTO
2023-112779-CC-05
RETURN OE SERVICE
WRIT OF POSSESSION
10/24/23 9:03 am Executed- Placed in Possession
EXECUTED (WPRTE) MIGUEL BUSTO
09/26/2023 Came this day into hand of the Sheriff
09/26/2023 04:41 PM - A COPY OF THE WRIT OF POSSESSION WAS POSTED AT 1427 NW 1ST ST UNIT F2,
MIAMI, FL 33125. SERVICE AFFECTED BY: CSS1 CARCHAREL SMITH #8851, DEPUTY SHERIFF OF
MIAMI-DADE, FL.
10/24/2023 09:03 AM - EXECUTED THE EVICTION BY PLACING IN POSSESSION OF T.I.G. INVESTMENTS
• GROUP, LLC (OR ASSIGNEE) MARCO ULLOA 786 667-7830 AT 1427 NW 1ST ST UNIT F2, MIAMI, FL
33125. AFFECTED BY: OFFICER GEORGE MCKIE #4851, DEPUTY SHERIFF OF MIAMI-DADE
• COUNTY, FLANIN
POLICY EXPLAINED
DANIEL LOPEZ
5805 BLUE LAGOON DR
SUITE 178
MIAMI-DADE, FL 33126
6692 Pagel of 1 1036846639
IN THE COUNTY COURT OF THE ELEVENTH JUDICIAL CIRCUIT, IN AND
FOR MIAMI DADE FLORIDA
T.I.G. INVESTMENTS GROUP, LLC,
A Florida Corporation.
Plaintiff,
v.
ALEXI PEREZ,
and all others in possession.
Defendant.
Case No: 2023-112945-CC-05
Division: Civil-Landlord/Tenant
/
WRIT OF POSSESSION — RESIDENTIAL EVICTION
STATE OF FLORIDA
TO THE SHERIFF OF MIAMI DADE COUNTY, FLORIDA:
YOU ARE COMMANDED to remove all persons from the following described property in
Miami Dade County, Florida: 1427 NW 1 ST, UNIT F4, MIAMI, FL 33125 and to put T.I.G.
INVESTMENTS GROUP, LLC, a Florida Corporation, the owner of the above -described
premises in possession of it after 24 hours notice conspicuously posted on the premises.
DATED this day of SEP 2 6 2023
Please Contact
Roberto C. Tarafa
retarafa@tarafa.com
(786) 412-1832
Attorney Info
Adrian Acosta, Esq.
Adrian Acosta PLLC
Adrian rx adrianacostapllc.corn
(305) 982-7886
JUAN FERNANDEZ-BARQUIN
Clerk of the Court and Comptroller,
Miami Dade County:
Miami -Dade Police'Department
Court Services Section
CO NTY
T.I.G, INVESTMENTS GROUP, LLC vs ALEXI PEREZ
10/24/23 9:03 am Executed- Placed in Possession
Stephanie V. Daniels
Interim Director
RETURN OF SERVICE
WRIT OF POSSESSION
EXECUTED (WPRTE) ALEXI PEREZ
Fr
Case Number
2023-112945-CC-05
09/28/2023 Came this day into hand of the Sheriff
09/26/2023 05:00 PM - A COPY OF THE WRIT OF POSSESSION WAS POSTED AT 1427 NW 1ST ST, UNIT F 4,
MIAMI, FL 33125. SERVICE AFFECTED BY: CSS1 YALANDA WALKER #8623, DEPUTY SHERIFF OF
MIAMI-DADE, FL.
10/24/2023 09:03 AM - EXECUTED THE EVICTION BY PLACING IN POSSESSION OF T.I.G. INVESTMENTS
GROUP, LLC (OR ASSIGNEE) MARCO ULLOA 786 667-7830 AT 1427 NW 1ST ST, UNIT F 4, MIAMI, FL
33125, AFFECTED BY: OFFICER GEORGE MCKIE #4851, DEPUTY SHERIFF OF MIAMI-DADE
COUNTY, FLINN
POLICY EXPLAINED
6692
ADRIAN ACOSTA PLLC
5805 BLUE LAGOON DR
STE 178
MIAMI-DADE, FL 33128
Page 1 of 1 1038646641
IN THE COUNTY COURT (5F THE IJLEVENTH JUDICIAL CIRCUIT, IN AND
FOR MIAMI DADE FLORIDA
T.I.G. INVESTMENTS GROUP, LLC,
A Florida Corporation.
Plaintiff,
v.
ANTOINO HERNANDEZ,
and all others in possession.
Defendant.
Case No: 2023-113373-CC-05
Division: Civil-Landlord/Tenant
/
WRIT OF POSSESSION -- RESIDENTIAL EVICTION
STATE OF FLORIDA
TO THE SHERIFF OF MIAMI DADE COUNTY, FLORIDA:
YOU ARE COMMANDED to remove all persons from the following described property in
Miami Dade County, Florida: 1427 NW 1 ST, UNIT Ia3, MIAMI, FL 33125 and to put T.I.G.
INVESTMENTS GROUP, LLC, a Florida Corporation, the owner of the above -described
premises in possession of it after 24 hours notice conspicuously posted on the premises.
DATED this day of SAP �023
9
Please Contact
Roberto C. Tarafa
rctaraf a (itarafa. cone
(786) 412-1832
Attorney Info
Adrian Acosta, Esq.
Adrian Acosta PLLC
Adrian@adrianacostaplIc.com
(305) 982-7886
JUAN FERNANDEZ-IJARQUIN
Clerk of the Court and Comptroller,
Miami Dade County:
COUNTY
Miami -Dade Police,Department
Court Services Section
Stephanie V. Daniels
Interim Director
T.I.O. INVESTMENTS GROUP, LLC vs ANTOINO HERNANDEZ
Case Number
2023-113373-CC-05
RETURN OF SERVICE
WRIT OF POSSESSION
10/17/23 9:40 am Not Executed - Vacant UNEXECUTED (WPRTU) ANTOINO HERNANDEZ
09/21/2023 Came this day into hand of the Sheriff
09/21/2023 02:42 PM - A COPY OF THE WRIT OF POSSESSION WAS POSTED AT 1427 NW IST ST UNIT R3,
MIAMI, FL 33125, SERVICE AFFECTED BY: CSS1 MELISSA RODRIGUEZ #8041, DEPUTY SHERIFF OF
MIAMI-DADE, FL.
10/17/2023 09:40 AM - THE EVICTION WAS NOT EXECUTED UPON ANTOINO HERNANDEZ AT 1427 NW 1ST ST
UNIT R3, MIAMI, FL 33125, PROPERTY DESCRIBED WITHIN WRIT WAS VACANTANINVACANT PER
ROBERTO
)
LLJ
C,)
ADRIAN ACOSTA PLLC
5805 BLUE LAGOON DR
STE 178
MIAMI, FL 33126
gistrtigmitM
4692 Page 1 of 1 103864599,1
EXHIBIT E
July 11, 2024
ALFREDO CHACON EST OF
1427 NW 1 ST
MIAMI, FL 33125 33125
CFN: 20240531986 BOOK 34314 PAGE 1738
DATE:07/15/2024 03:03:32 PM
JUAN FERNANDEZ-BARQU1N
CLERK OF THE COURT & COMPTROLLER
MIAMI-DADE COUNTY, FL
City of Miami
CERTIFICATE CANCELING NOTICE OF VIOLATION - PENDING LIEN
STATE OF FLORIDA CR: BB2022003214
COUNTY OF DADE Folio: 0141020059020
THIS IS TO CERTIFY that violations of Chapter 8-5 of the Code of Miami -Dade County, section 10-101 of the Code of the City of
Miami, and other relating sections of the Florida Building Code have been satisfactorily corrected in connection with the following
described property, to wit:
Re: 1427 NW 1 ST
LAWRENCE ESTATE LAND COS SUB PB 2-46 LOT 17 BLK 58 LOT SIZE 7500 SQUARE FEET OR 18580-2610 0499 4 COC 25932-
2156 09 2007 5
The Clerk of the Circuit Court is directed to cancel and discharge of the record the Notice of Violation, recorded on January 11, 2023 in
Official Records Book 33538, Page 3022, CFN # , relating to the above described property.
Prepared by:
Rene I. Diaz
Chief of Unsafe Structures Section
City of Miami Building Department
(306)416-1177
unsafestructures@miamigov.00m
EXHIBIT F
Page 1 of 2
City of Miami
August 13, 2024
THE CITY OF MIAMI
vs.
ALFREDO MACON EST OF
1427 NW 1 ST
MIAMI, FL 33125 33125
CODE ENFORCEMENT BOARD
CITY OF MIAMI, FLORIDA
Case No: CE2020022977
Address: 1427 NW 1 ST
Hearing Date: May 25, 2022
Folio: 0141020059020
Legal: LAWRENCE ESTATE LAND COS SUB PB 2-
46 LOT 17 ELK 58 LOT SIZE 7500 SQUARE FEET
OR 18580-2610 0499 4 COC 25932-2156 09 2007 5
CR: CE2020022977
Affidavit of Compliance
Subject Property: 1427 NW 1 ST Folio: 0141020059020
I, Russell Hernandez, inspector for the City of Miami, being duly sworn, deposed and says:
1. On August 13, 2024, I conducted an inspection of the property cited for violation(s) in the above -
styled matter.
2, The inspection and a review of applicable records indicate that the violation(s) pertaining to this case
were corrected on August 13, 2024.
Name of Inspector: Russell Hernandez
Office Address: 444 SW 2 AV 7th Floor Miami, FL 33130
Cell Phone Number: -
Office Phone Number: (786) 696-0355
Email: Rusailernandez@miamigov.com
Russell Hernandez
Code Enforcement Inspector
SWORN AND SUBSCRIBED BEFORE 1V1E THIS I 1:2 DAY OF CAS
rntJt-AeA-
nt Notary Name
Personally know or Produced 1.D.
Type and number of I.D. produced
20 1,4„
otary Public State of Florida
Y C
SRICA BERAUDEt
i.4,3....7,4:41,.,,
-.4".. . 'N-1:',. Notar? Public - Soto of fividi
i .V.7.4t.g4,41 CormlsOor # NM Z46091
'''. -41r V:•.• W i Comm. EVIfes.Abr,28,, 2016
Sorcec throughN2ippal Notary Aisvi,
http://linprod01 /cityviewweb/PrintAllizestky55tstriky55zzflinory/Page0_0001.1anil
/13/2024
EXHIBIT G
8114124, 12:15 PM Miami, FL Code of Ordinances
Sec. 2-817. - Administrative costs, fines; liens.
(a) The board or special magistrate, upon notification by the code inspector that an order has been
complied with within the time specified in the order, shall accept such notification as
acknowledgment of compliance and no fines shall be imposed.
(b) The board or special magistrate, upon notification by the code inspector or city attorney that an
order of the board or special magistrate has not been complied with by the set time for
compliance, may order the violator(s) to pay a fine as follows:
(1) Residential properties. By the board and/or special magistrate for not more than $250.00 per
day that continues past the date of the order for compliance by the notice of violation and not
more than $500.00 per day for a repeat violator.
(2) Non-residential/commercial properties. By the board only for not more than $1,000.00 per
day per violation that continues past the date of the order for compliance and not more than
$5,000.00 per day per violation for a repeat violator. Non-residential shall also mean any
residential property being used outside the scope of its allowable use pursuant to Ordinance
No. 13114, the zoning ordinance of the city, as amended ("Miami 21 Code").
(3) If the violation, whether the property is homestead, non -homestead, or commercial and is a
violation of chapter 4 of the City Code, titled "Alcoholic beverages," chapter 17, article I of the
City Code, titled "Environmental protection/tree protection in general," chapter 22 of the City
Code, titled "Garbage and other solid waste," or chapter 62, article XIII, division 5 of the City
Code, titled "Planning and zoning/planning and zoning approval for temporary uses and
occupancies; permit required/murals," then the fine issued by the board shall not exceed
$1,000.00 per day per violation for a first time offender and not more than $5,000.00 per day
per violation for a repeat violator, and up to $15,000.00 per violation if the code enforcement
board or special magistrate finds the violation to be irreparable or irreversible in nature in
accordance with the criteria set forth in subsection (c) below.
(c) In determining the amount of the fine, if any, the board or special magistrate shall consider the
following factors:
(1) The gravity of the violation.
(2) Any actions taken by the violator to correct the violation; and
(3) Any previous violations committed by the violator.
(d) Mitigation of outstanding fine/lien by code enforcement board or special magistrate.
(1) Mitigation of fine for homestead properties. An enforcement board or special magistrate may
reduce an outstanding fine of a homestead property based on the criteria above once a
violator has complied with the order, after the city has collected its costs as determined by
the city manager or designee, and for good cause shown.
about:blank 115
8/14124, 12:15 PM Miami, FL Code of Ordinances
(2) Mitigation of fine for non -homestead properties. The board or special magistrate is hereby
authorized to mitigate fines with non -homestead violators, provided that the total amount of
the daily fine imposed by the enforcement board or special magistrate rnay only be reduced
to the percentage stated in the schedule below (the percentage on the chart below refers to
percentage of the lien to be paid. One hundred percent as reflected in the chart means no
mitigation is allowed and the total lien shall be paid):
Number of Days
Fine Outstanding
Total Fine
Mitigation
(percent)
1-30
25
31-60
30
61-90
35
91-120
40
121-150
50
151-180
60
181-210
70
211-240
80
241-270
90
271 and up
100
(3) If the subject fine is reduced and a violator fails to pay said reduced fine within a period of 20
days from the day the mitigation is made, then the original fine shall be reinstated. In addition
to daily fines, violators shall pay cost(s) of prosecution, if any, which have been incurred by
the city with respect to such violation.
(4) Exceptions. The above chart and restrictions shall not apply to;
2/5
8/14/24, 12:15 PM Miami, FL Code of Ordinances
a. Matters set for hearing at the time of the adoption of this subsection;
b. Bankruptcy matters, or matters in which the city has a litigation settlement which may be
heard by the city commission;
c. 501(c)(3) and eleemosynary organizations and single-family and duplex residential
properties and vacant land, 'where the immediate, previous use was as single family or
duplex structure shall be allowed to obtain mitigation in the same manner as properties
which have homestead exemption under subsection (d)(1). Eleemosynary is defined as a
private corporation created for charitable and benevolent purposes.
(e) A certified copy of an order imposing a fine shall be recorded in the public records and thereafter
shall constitute a lien against the land on which the violation exists and upon any other real or
personal property owned by the violator and upon petition to the circuit court such order'may be
enforced in the same manner as a court judgment by the sheriffs of this state, including levy
against personal property, but shall not be deemed otherwise to be a judgment of a court except
for enforcement purposes. Any fine imposed pursuant to this part shall continue to accrue until
the violator comes into compliance or until judgment is rendered in a suit to foreclose on a lien
filed pursuant to this section, whichever occurs first. After three months from filing of any such
lien which remains unpaid, the city attorney shall be automatically authorized by the board or the
special magistrate to foreclose on the lien and the city shall make a determination within 45 days
whether to proceed with foreclosure action. Once a determination to foreclose has been made,
the city attorney shall promptly institute foreclosure proceedings. No lien created pursuant to F.S.
ch. 162 may be foreclosed on real property which is a homestead under section 4, article X of the
state constitution. The city attorney shall report to the board or special magistrate at each
meeting with 'respect to any foreclosure actions that have been instituted as well as any decision
not to foreclose with respect to a lien.
(f) No lien provided by the Local Government Code Enforcement Boards Act shall continue for a
longer period than 20 years after the certified copy of an order imposing a fine has been
recorded, unless within that time art action to foreclose on the lien is commenced in a court of
competent jurisdiction. In an action to foreclose a lien, the prevailing party is entitled to recover
all costs, including a reasonable attorney's fee, that it incurs in the foreclosure. The continuation
of the lien affected by the commencernent of the action shall not be good against creditors or
subsequent purchasers for valuable consideration without notice, unless a notice of lis pendens is
recorded.
(g) The board or special magistrate may issue an order requiring payment of such administrative
costs not to exceed $52.50 when said costs are found to have been incurred as a result of
necessary actions taken by the petitioner to bring about code compliance.
(h) (1)
about:blank 3/5
8/14/24, 12:15 PM Miami, FL Code of Ordinances
Notwithstanding any other provision contained in the Code, the city manager may authorize a subordinate
lien position on loans for the finance or refinance of construction improvements, or release or satisfy any
lien placed on a property by the city or by any of its agencies and instrumentalities if:
(i) The property is used for the development or rehabilitation of affordable homeownership
or rental housing projects by a project sponsor that has been allocated funds by the city
commission or the city housing and commercial loan committee for such project, or
(ii) The property is located in a neighborhood development zone or its equivalent as defined
within the effective community development block grant program approved by the city
and accepted by the United States Department of Housing and Urban Development, as
may be amended, and is used for the development or rehabilitation of affordable
homeownership or rental housing projects in accordance with the city's five-year
consolidated plan, as amended.
(2) City liens which may be subordinated, released or satisfied include but are not limited to:
demolition liens, lot clearing liens, solid waste liens, code enforcement liens and nuisance
abatement liens,
(3) (i) The lien or liens on the property shall not be released or satisfied, but may be
subordinated, unless all certificates of occupancy required for the project, or their
equivalent, are issued. The lien or liens on the property shall not be subordinated,
released or satisfied if, in the judgment of the city manager, circumstances relating to the
project make the release or satisfaction inappropriate or unwarranted.
(ii) if a certificate of occupancy for an affordable housing project is not issued within 24
months of the lien or liens being subordinated, the subordination of the lien or liens shall
become null and void unless the city manager approves an extension for the certificate of
occupancy to be issued.
(4) The city shall record any subordination, release or satisfaction in the public records of the
county.
(5) The city shall not release or satisfy any lien on a property owned by the person whose actions
resulted in the lien being placed on the property. The city shall not release or forgive any lien
on a property owned by an immediate family member or a firm, corporation, partnership or
business entity of a person whose actions resulted in the lien being placed on the property.
For purposes of this section, the term "person" shall mean any individual, business,
corporation partnership, firm, organization or other type of entity or association. For
purposes of this section, the term "immediate family member" shall mean spouse, child,
parent, niece, nephew, aunt, uncle, grandparent, grandchild or anyone having one of these
relationships by law.
(6)
about:blank 4/5
8/14/24, 12:15 PM Miami, FL Code of Ordinances
Release cif subordination of a lien under this section shall not prohibit the city from collecting the
underlying fine/sum due by other legal means. Release of a lien pursuant to this section shall not be
-deemed to mean that a violation underlying the lien has been cured.
(Ord, No. 9224, § 7, 12-17-80; Ord, No. 9470, § 1, 7-29-82; Ord. No. 10370, § 1, 1-14-88; Ord. No. 10720, § 1,
3-22-90; Ord. No. 11214, § 2, 2-9-95; Code 1980, § 2-397; Ord. No. 12272, § 2, 8-22-02; Ord. No. 12360, § 1, 5-
8-03; Ord. No. 12500, § 2, 3-11-04; Ord. No. 12547, § 2, 6-24-04; Ord. No. 12902, § 2, 3-22-07; Ord. No. 12984,
§ 2, 4-10-08; Ord. No. 13103, § 2, 10-8-09; Ord. No. 13142, § 2, 2-11-10; Ord. No. 13225, § 1, 11-18-10; Ord.
No. 13881, § 2, 12-12-19; Ord. No. 13950, § 2, 12-10-20; Ord. No. 13992, § 2, 4-22-21; Ord. No. 14017.§ 2, 9-
13-21; Ord. No. 14057, § 2, 3-10-22; Ord. No. 14123, § 2, 11-17-22)
about:blank 515