Unsafe Structures: Find Your Next Step

I Received a Violation

If you received a notice from the City, it was posted on your actual structure (residential or commercial) and mailed via certified mail. You must determine why you received the notice and reach out to the Unsafe Structure Division to start working towards compliance. Use the title printed on your notice to find the correct instructions. Different violations have different requirements, deadlines, and next steps, so it's important to follow the guidance to your specific case. 

Once you determine why you received the violation, visit one of the following pages for instructions on how to fix the problem: 

• Respond to an Unsafe Structures Violation

Working Toward Compliance

Most Unsafe Structures cases require property owners to complete a series of actions before the violation can be resolved. The resources below outline the typical compliance process, from meeting with an inspector through permitting, inspections, and final case closure. 

1. Meet with the citing inspector
   • Discuss the violation and the specific requirements for the property. A site meeting is strongly recommended when possible so that the required scope of work can be clearly identified.
2. Review the property’s permitting history
   • Obtain the available microfilm permitting records so that the owner and design professional can understand previously permitted work and the existing property record.
3. Retain the required licensed professionals
   • Depending on the case, this may include a Florida-licensed architect, engineer, contractor, or other qualified party.
4. Complete plans, permitting, and review
   • Submit the required plans and permits and respond to all review comments.
5. Complete the work and inspections
   • Obtain required sub-permits, complete the work, and schedule and pass all required inspections, including the final inspection.
6. Pay fees and confirm final compliance
   • Finalize all permit, pay applicable violation fees, liens, and administrative costs, and obtain confirmation of final compliance from the Unsafe Structures Division.

Additional compliance resources:

• Step by Step Unsafe Structure Compliance Instructions(PDF, 268KB)
• Download the Unsafe Structures Compliance Checklist(PDF, 223KB)
• Respond to an Unsafe Structure Violation

I Believe the Violation Was Issued Incorrectly

If you received an Unsafe Structures violation, such as work without a permit, recertification notices, or unsafe violation, and you believe the violation was issued in error, you may have the right to appeal. The following page provides instructions on how to review the approval requirements, deadlines, and documentation needed before submitting your request.

• Appeal an Unsafe Structures Violation

I Received a Hearing Notice

If you received an Unsafe Structures hearing notice, review the hearing information carefully and prepare any documentation related to your case. All Unsafe Structure hearings are evidentiary hearings, which means you need to come prepared with any witnesses or evidence you wish to present for your case. 

Depending on the hearing, you may wish to provide evidence of actions you have taken towards compliance, such as professional contracts, plans submissions, permit applications, repairs, inspections, or other evidence relevant to your case. The following resources will help you prepare for your hearing, understand the Unsafe Structures hearing process, and view your upcoming hearing date. 

• Upcoming Hearings – Unsafe Structures
• Register for an Unsafe Structure Hearing
• Unsafe Structures Public Information Guide(PDF, 336KB)

I Have an Unsafe Structure Panel Order

An Unsafe Structures Panel Order establishes specific compliance requirements and deadlines. Review your order carefully and complete each required phase within the timeframes established by the Panel. Keep in mind that each phase has its own deadline: 

• Phase 1: Submit the required plans and obtain Unsafe Structures approval.
• Phase 2: Obtain and pay for the required permits. 
• Phase 3: Complete the work, pass inspections, finalize the permits, and pay all applicable Unsafe Structures fees and costs. 

IMPORTANT: If you need additional time, the request must be submitted before the applicable phase deadline expires. Missing the deadline without obtaining an extension places the case in breach of the Panel Order. You must send a request for additional time via email to: unsafehearingrequest@miamigov.com.

Additional Resources: 

• Unsafe Structures Panel Order - Timeline Instructions(PDF, 168KB)
• View Upcoming Hearings - Unsafe Structures 

Appealing an Unsafe Structure Panel Order

Pursuant to Section 10-101(n) of the City Code, any owner or interested party aggrieved by a decision of the Unsafe Structures Panel may seek judicial review in accordance with Rule 9.110(c) of the Florida Rules of Appellate Procedure. The notice of appeal shall be filed in the Circuit Court Appellate Division of the Eleventh Judicial Circuit in and for Miami-Dade County Florida within 30 days of the date the order being signed. 

My Building is Due for a Recertification

Building recertification requirements vary depending on the age, location, and status of the property. Review the recertification requirements page for eligibility, deadlines, reports, document naming, application, and submission instructions.

• Get a Building Recertification
• Homeowner Construction & Licensed Professional Guide(PDF, 264KB)

My Property Has Been Ordered Demolished

If the Unsafe Structure Panel has ordered that a structure be totally or partially demolished, you must obtain the required demolition permit and complete all required inspections before the Unsafe Structures case can be closed. For detailed information and to obtain a demotion permit, visit: Get a Demolition Permit – Total or Partial.