Code Enforcement Board — Miami, FL
Date: 2026-02-11
Time: 17:00

City of Miami
 City Hall
 3500 Pan American Drive
 Miami, FL 33133
 www.miamigov.com




 Meeting Agenda
 Wednesday, February 11, 2026

 5:00 PM

 Regular Meeting




  Code Enforcement Board
 John Cunill, Chair (Dist. 1)
 Keon Williams, Vice Chair (Dist. 5)
 Yvonne Bayona, Board Member (Dist. 3)
 Javier F. Rodriguez, Board Member (Dist. 4)
 Rick Madan, Board Member (At-Large)
Arnulfo Ramos, Board Member (Alt. At-Large)
 Vacant Position, Board Member (Dist. 2)
LOBBYIST NOTE
Should any person desire to appeal any decision of the Miami Code Enforcement Board with respect to any matter to
be considered at this meeting, that person will need a record of the proceedings and may need to ensure that a
verbatim record of the proceedings is made, including all testimony and evidence upon which any appeal may be
based (F.S 286.0105).

ANY PERSON WHO RECEIVES COMPENSATION, REMUNERATION OR EXPENSES FOR CONDUCTING
LOBBYING ACTIVITES IS REQUIRED TO REGISTER AS A LOBBYIST WITH THE CITY CLERK PRIOR TO
ENGAGING IN LOBBYING ACTIVITES BEFORE CITY STAFF, BOARDS, COMMITTEES, OR THE CITY
COMMISSION. A COPY OF THE APPLICABLE ORDINANCE IS AVAILABLE AT THE OFFICE OF THE CITY
CLERK (MIAMI CITY HALL), LOCATED AT 35OO PAN AMERICAN DRIVE, MIAMI, FLORIDA 33133.




PLEDGE OF ALLEGIANCE

CALL TO ORDER

SWEARING-IN OF PUBLIC

CHAIRPERSON'S OPENING REMARKS

 I would like to welcome you to this meeting of the City of Miami Code Enforcement Board (“the Board” or
“CEB”).

 The Code Enforcement Board is made up of seven (7) regular members and two (2) alternate members
appointed by the City Commission, who volunteer their time and services. The Board is authorized by Florida law to
hear and decide cases brought against those persons who have been cited for violations of various city ordinances
but who have not corrected the alleged violations.

 Each case will be called based upon when the property owner or representative has checked-in and type of
matter to be heard unless there are extenuating circumstances. The respondent, whose property and/or business is
the alleged violator, will be asked to plead guilty or not guilty. If the respondent pleads guilty, the Board will give
the respondent a date certain by which to correct the violation. If the violation is not corrected by that date, the
Board may impose a fine against the respondent or respondent’s property of up to $250.00 per diem for a
residential property and up to $1,000.00 per diem for a non-residential property for a first-time offender and up to
$500.00 per diem for a residential property and up to $5,000.00 per diem for a non-residential / commercial
property for a repeat offender.

 If the respondent pleads not guilty, the City of Miami, through the Assistant City Attorney, will present its
case. After the City presents its case, the respondent will be permitted to present its defense. Both the City and the
respondent will have an opportunity to present evidence and to examine and cross examine witnesses. If the
respondent is not present and the respondent’s representative wishes to present the respondent’s defense to the
Board, a signed and notarized Power of Attorney is required before the case will be heard. If there are any
representatives present without a Power of Attorney, please immediately obtain one or contact the respondent so
they present their defense to the Board. If you fail to do any of the above, the Board will proceed to hear the case in
absentia.

 This hearing is conducted in an informal manner. There are no formal rules of evidence; however, all
discussion, presentations and questions are limited to matters relating directly to the violation cited. After all the
evidence is presented, the Board will determine by majority vote whether the respondent is guilty or not guilty. If the
Board finds the respondent guilty, the Board will order the respondent to correct the violation by a certain date. If
the violation is not corrected by that date, the Board may impose a fine against the violator or owner of the property



City of Miami Page 2 Printed on 3/3/2026
of up to $250.00 per diem for a residential property and up to $1,000.00 per diem for a non-residential property for
a first-time offender and up to $500.00 per diem for a residential property and up to $5,000.00 per diem for a non-
residential / commercial property for a repeat offender. The respondent may also be charged the costs of
prosecution and up to $5,000.00 or $15,000.00, for specified code violations, as a one-time fine for violations that
are considered irreparable or irreversible in nature.

 It is the violator’s responsibility to notify the City’s Code Compliance Department when the violation has
been corrected.

 If the violation is not corrected by the required date, a lien shall be imposed without further hearing. The
lien imposed will be a lien against the cited property and against other real or personal property owned by the
violator.

 If you have fines to pay, you need to email the City’s Finance Department for a Pay Off total at
<finance@miamigov.com>. In the Subject Field of your email write, “AR Liens – Demetrio’s Section”.

 To pay applicable fines online visit the following address: <https://www.miamigov.com/Residents/Make-a-
Payment>

 If you need to request an Extension of Time, you may do so online by visiting the following:

 <https://www.miamigov.com/Services/Solve-a-Problem/Request-a-Hearing-in-Code-Enforcement/Request-
an-Extension-of-Time-Hearing-for-Code-Enforcement-Case>

 Lastly, any orders entered by the Board may be appealed to the Eleventh Judicial Circuit Court of Florida
within thirty (30) days.

 This concludes my opening remarks, which are also captured on this evening’s agenda available online
through the City’s Legislative Hub. Now, the Spanish and the Creole language interpreters will translate my
opening remarks.
 I would like to welcome you to this meeting of the City of Miami Code Enforcement Board (“the Board” or
“CEB”).

 The Code Enforcement Board is made up of seven (7) regular members and two (2) alternate members
appointed by the City Commission, who volunteer their time and services. The Board is authorized by Florida law to
hear and decide cases brought against those persons who have been cited for violations of various city ordinances
but who have not corrected the alleged violations.

 Each case will be called based upon when the property owner or representative has checked-in and type of
matter to be heard unless there are extenuating circumstances. The respondent, whose property and/or business is
the alleged violator, will be asked to plead guilty or not guilty. If the respondent pleads guilty, the Board will give
the respondent a date certain by which to correct the violation. If the violation is not corrected by that date, the
Board may impose a fine against the respondent or respondent’s property of up to $250.00 per diem for a
residential property and up to $1,000.00 per diem for a non-residential property for a first-time offender and up to
$500.00 per diem for a residential property and up to $5,000.00 per diem for a non-residential / commercial
property for a repeat offender.

 If the respondent pleads not guilty, the City of Miami, through the Assistant City Attorney, will present its
case. After the City presents its case, the respondent will be permitted to present its defense. Both the City and the
respondent will have an opportunity to present evidence and to examine and cross examine witnesses. If the
respondent is not present and the respondent’s representative wishes to present the respondent’s defense to the
Board, a signed and notarized Power of Attorney is required before the case will be heard. If there are any
representatives present without a Power of Attorney, please immediately obtain one or contact the respondent so
they present their defense to the Board. If you fail to do any of the above, the Board will proceed to hear the case in
absentia.




City of Miami Page 3 Printed on 3/3/2026
 This hearing is conducted in an informal manner. There are no formal rules of evidence; however, all
discussion, presentations and questions are limited to matters relating directly to the violation cited. After all the
evidence is presented, the Board will determine by majority vote whether the respondent is guilty or not guilty. If the
Board finds the respondent guilty, the Board will order the respondent to correct the violation by a certain date. If
the violation is not corrected by that date, the Board may impose a fine against the violator or owner of the property
of up to $250.00 per diem for a residential property and up to $1,000.00 per diem for a non-residential property for
a first-time offender and up to $500.00 per diem for a residential property and up to $5,000.00 per diem for a non-
residential / commercial property for a repeat offender. The respondent may also be charged the costs of
prosecution and up to $5,000.00 or $15,000.00, for specified code violations, as a one-time fine for violations that
are considered irreparable or irreversible in nature.

 It is the violator’s responsibility to notify the City’s Code Compliance Department when the violation has
been corrected.

 If the violation is not corrected by the required date, the fine will be imposed without further hearing. If a
fine is assessed, the City may impose a lien against the cited property or against other real of personal property
owned by the violator.

 If you have fines to pay, you need to email the City’s Finance Department for a Pay Off total at
finance@miamigov.com. In the Subject Field of your email write, “AR Liens – Demetrio’s Section”.

 To pay applicable fines online visit the following address: https://www.miamigov.com/Residents/Make-a-
Payment

 If you need to request an Extension of Time, you may do so online by visiting the following:

 https://www.miamigov.com/Services/Solve-a-Problem/Request-a-Hearing-in-Code-Enforcement/Request-
an-Extension-of-Time-Hearing-for-Code-Enforcement-Case

 Lastly, any orders entered by the Board may be appealed to the Eleventh Judicial Circuit Court of Florida
within thirty (30) days.

 This concludes my opening remarks, which are also captured on this evening’s agenda available online
through the City’s Legislative Hub. Now, the Spanish and the Creole language interpreters will translate my
opening remarks.

PUBLIC PORTION

 CEB Agenda

CEB AGENDAS

1. CEB AGENDA
18889 FEBRUARY 11, 2026 CODE ENFORCEMENT BOARD REGULAR AGENDA
 CEB 02.11.2026 Full Agenda Final




City of Miami Page 4 Printed on 3/3/2026

City of Miami
 City Hall
 3500 Pan American Drive
 Miami, FL 33133
 www.miamigov.com




 Meeting Minutes
 Wednesday, February 11, 2026

 5:00 PM

 Regular Meeting




  Code Enforcement Board
 John Cunill, Chair (Dist. 1)
 Keon Williams, Vice Chair (Dist. 5)
 Yvonne Bayona, Board Member (Dist. 3)
 Javier F. Rodriguez, Board Member (Dist. 4)
 Rick Madan, Board Member (At-Large)
Arnulfo Ramos, Board Member (Alt. At-Large)
 Vacant Position, Board Member (Dist. 2)
 Juan Galan, Board Member
LOBBYIST NOTE
Should any person desire to appeal any decision of the Miami Code Enforcement Board with respect to any matter to
be considered at this meeting, that person will need a record of the proceedings and may need to ensure that a
verbatim record of the proceedings is made, including all testimony and evidence upon which any appeal may be
based (F.S 286.0105).

ANY PERSON WHO RECEIVES COMPENSATION, REMUNERATION OR EXPENSES FOR CONDUCTING
LOBBYING ACTIVITES IS REQUIRED TO REGISTER AS A LOBBYIST WITH THE CITY CLERK PRIOR TO
ENGAGING IN LOBBYING ACTIVITES BEFORE CITY STAFF, BOARDS, COMMITTEES, OR THE CITY
COMMISSION. A COPY OF THE APPLICABLE ORDINANCE IS AVAILABLE AT THE OFFICE OF THE CITY
CLERK (MIAMI CITY HALL), LOCATED AT 35OO PAN AMERICAN DRIVE, MIAMI, FLORIDA 33133.




PLEDGE OF ALLEGIANCE

CALL TO ORDER

 Attendee Name Title Status Arrived
 John Cunill Chair (Dist. 1) Present
 Keon Williams Vice Chair (Dist. 5) Present
 Yvonne Bayona Board Member (Dist. 3) Present
 Javier F. Rodriguez Board Member (Dist. 4) Present
 Rick Madan Board Member (At-Large) Present
 Arnulfo Ramos Board Member (Alt. At-Large) Present
 Vacant Position Board Member (Dist. 2) Absent
 Juan Galan Board Member Present


SWEARING-IN OF PUBLIC

CHAIRPERSON'S OPENING REMARKS

 I would like to welcome you to this meeting of the City of Miami Code Enforcement Board (“the Board” or
“CEB”).

 The Code Enforcement Board is made up of seven (7) regular members and two (2) alternate members
appointed by the City Commission, who volunteer their time and services. The Board is authorized by Florida law to
hear and decide cases brought against those persons who have been cited for violations of various city ordinances
but who have not corrected the alleged violations.

 Each case will be called based upon when the property owner or representative has checked-in and type of
matter to be heard unless there are extenuating circumstances. The respondent, whose property and/or business is
the alleged violator, will be asked to plead guilty or not guilty. If the respondent pleads guilty, the Board will give
the respondent a date certain by which to correct the violation. If the violation is not corrected by that date, the
Board may impose a fine against the respondent or respondent’s property of up to $250.00 per diem for a
residential property and up to $1,000.00 per diem for a non-residential property for a first-time offender and up to
$500.00 per diem for a residential property and up to $5,000.00 per diem for a non-residential / commercial
property for a repeat offender.

 If the respondent pleads not guilty, the City of Miami, through the Assistant City Attorney, will present its
case. After the City presents its case, the respondent will be permitted to present its defense. Both the City and the
respondent will have an opportunity to present evidence and to examine and cross examine witnesses. If the


City of Miami Page 2 Printed on 2/17/2026
respondent is not present and the respondent’s representative wishes to present the respondent’s defense to the
Board, a signed and notarized Power of Attorney is required before the case will be heard. If there are any
representatives present without a Power of Attorney, please immediately obtain one or contact the respondent so
they present their defense to the Board. If you fail to do any of the above, the Board will proceed to hear the case in
absentia.

 This hearing is conducted in an informal manner. There are no formal rules of evidence; however, all
discussion, presentations and questions are limited to matters relating directly to the violation cited. After all the
evidence is presented, the Board will determine by majority vote whether the respondent is guilty or not guilty. If the
Board finds the respondent guilty, the Board will order the respondent to correct the violation by a certain date. If
the violation is not corrected by that date, the Board may impose a fine against the violator or owner of the property
of up to $250.00 per diem for a residential property and up to $1,000.00 per diem for a non-residential property for
a first-time offender and up to $500.00 per diem for a residential property and up to $5,000.00 per diem for a non-
residential / commercial property for a repeat offender. The respondent may also be charged the costs of
prosecution and up to $5,000.00 or $15,000.00, for specified code violations, as a one-time fine for violations that
are considered irreparable or irreversible in nature.

 It is the violator’s responsibility to notify the City’s Code Compliance Department when the violation has
been corrected.

 If the violation is not corrected by the required date, a lien shall be imposed without further hearing. The
lien imposed will be a lien against the cited property and against other real or personal property owned by the
violator.

 If you have fines to pay, you need to email the City’s Finance Department for a Pay Off total at
<finance@miamigov.com>. In the Subject Field of your email write, “AR Liens – Demetrio’s Section”.

 To pay applicable fines online visit the following address: <https://www.miamigov.com/Residents/Make-a-
Payment>

 If you need to request an Extension of Time, you may do so online by visiting the following:

 <https://www.miamigov.com/Services/Solve-a-Problem/Request-a-Hearing-in-Code-Enforcement/Request-
an-Extension-of-Time-Hearing-for-Code-Enforcement-Case>

 Lastly, any orders entered by the Board may be appealed to the Eleventh Judicial Circuit Court of Florida
within thirty (30) days.

 This concludes my opening remarks, which are also captured on this evening’s agenda available online
through the City’s Legislative Hub. Now, the Spanish and the Creole language interpreters will translate my
opening remarks.
 I would like to welcome you to this meeting of the City of Miami Code Enforcement Board (“the Board” or
“CEB”).

 The Code Enforcement Board is made up of seven (7) regular members and two (2) alternate members
appointed by the City Commission, who volunteer their time and services. The Board is authorized by Florida law to
hear and decide cases brought against those persons who have been cited for violations of various city ordinances
but who have not corrected the alleged violations.

 Each case will be called based upon when the property owner or representative has checked-in and type of
matter to be heard unless there are extenuating circumstances. The respondent, whose property and/or business is
the alleged violator, will be asked to plead guilty or not guilty. If the respondent pleads guilty, the Board will give
the respondent a date certain by which to correct the violation. If the violation is not corrected by that date, the
Board may impose a fine against the respondent or respondent’s property of up to $250.00 per diem for a
residential property and up to $1,000.00 per diem for a non-residential property for a first-time offender and up to
$500.00 per diem for a residential property and up to $5,000.00 per diem for a non-residential / commercial
property for a repeat offender.


City of Miami Page 3 Printed on 2/17/2026
 If the respondent pleads not guilty, the City of Miami, through the Assistant City Attorney, will present its
case. After the City presents its case, the respondent will be permitted to present its defense. Both the City and the
respondent will have an opportunity to present evidence and to examine and cross examine witnesses. If the
respondent is not present and the respondent’s representative wishes to present the respondent’s defense to the
Board, a signed and notarized Power of Attorney is required before the case will be heard. If there are any
representatives present without a Power of Attorney, please immediately obtain one or contact the respondent so
they present their defense to the Board. If you fail to do any of the above, the Board will proceed to hear the case in
absentia.

 This hearing is conducted in an informal manner. There are no formal rules of evidence; however, all
discussion, presentations and questions are limited to matters relating directly to the violation cited. After all the
evidence is presented, the Board will determine by majority vote whether the respondent is guilty or not guilty. If the
Board finds the respondent guilty, the Board will order the respondent to correct the violation by a certain date. If
the violation is not corrected by that date, the Board may impose a fine against the violator or owner of the property
of up to $250.00 per diem for a residential property and up to $1,000.00 per diem for a non-residential property for
a first-time offender and up to $500.00 per diem for a residential property and up to $5,000.00 per diem for a non-
residential / commercial property for a repeat offender. The respondent may also be charged the costs of
prosecution and up to $5,000.00 or $15,000.00, for specified code violations, as a one-time fine for violations that
are considered irreparable or irreversible in nature.

 It is the violator’s responsibility to notify the City’s Code Compliance Department when the violation has
been corrected.

 If the violation is not corrected by the required date, the fine will be imposed without further hearing. If a
fine is assessed, the City may impose a lien against the cited property or against other real of personal property
owned by the violator.

 If you have fines to pay, you need to email the City’s Finance Department for a Pay Off total at
finance@miamigov.com. In the Subject Field of your email write, “AR Liens – Demetrio’s Section”.

 To pay applicable fines online visit the following address: https://www.miamigov.com/Residents/Make-a-
Payment

 If you need to request an Extension of Time, you may do so online by visiting the following:

 https://www.miamigov.com/Services/Solve-a-Problem/Request-a-Hearing-in-Code-Enforcement/Request-
an-Extension-of-Time-Hearing-for-Code-Enforcement-Case

 Lastly, any orders entered by the Board may be appealed to the Eleventh Judicial Circuit Court of Florida
within thirty (30) days.

 This concludes my opening remarks, which are also captured on this evening’s agenda available online
through the City’s Legislative Hub. Now, the Spanish and the Creole language interpreters will translate my
opening remarks.

PUBLIC PORTION

 CEB Agenda

 1. CEB AGENDA
 18889 FEBRUARY 11, 2026 CODE ENFORCEMENT BOARD REGULAR
 AGENDA
 18889 Mintues



City of Miami Page 4 Printed on 2/17/2026
 RESULT: SEE MINUTES SHEET




City of Miami Page 5 Printed on 2/17/2026
 5.A.1.a


 ATTENDANCE SHEET FOR CITY CLERK’S OFFICE

BOARD OR COMMITTEE: Code Enforcement Board

DATE OF MEETING: February 11, 2026

Please note that Code Sect. 2-432 states, in part: “All City boards shall submit copies of
the Minutes of their meetings and records of their members’ attendance to said
meetings to the City Clerk within five (5) days after each meeting.”




 Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)
LIST ALL MEMBERS NAMES (TYPE, IF POSSIBLE; IF NOT, PRINT) AND USE THE
KEY LETTERS (TO THE RIGHT) WHEN RECORDING ATTENDANCE. [KEY: A =
Absent P = Present] If there is need for a second sheet, you may copy this form.



BOARD MEMBER (P) (A) (E)
 PRESENT ABSENT EXCUSED
JOHN CUNILL (CHAIR)

KEON WILLIAMS (VICE-CHAIR)

YVONNE BAYONA

JUAN GALAN

RICK MADAN

ARNULFO RAMOS

JAVIER RODRIGUEZ

VACANT

VACANT 2



 Absence Waiver(s) Addressed During Meeting


 _____________________________________
 Absence Waiver(s) NOT Addressed During the Meeting


______________________________________________________________________




 (Rev. 09.29.2025)
 5.A.1.a
Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)
 5.A.1.a
Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)
 5.A.1.a
Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)
 5.A.1.a
Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)
 5.A.1.a
Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)
 5.A.1.a
Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)
 5.A.1.a
Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)
 5.A.1.a
Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)
 5.A.1.a
Attachment: 18889 Mintues (18889 : February 11, 2026 Code Enforcement Board Regular Agenda)