Code Compliance

If you would like to report a Code Compliance violation, you may do so by calling (305) 416-2087 between 8 am and 5 pm or by calling 311.

You may also contact our After-Hours hotline at (786) 457-0995, which is in service Sundays - Tuesdays from 6am to 1am the following day, Wednesdays from 6am to 2am the following day, and Thursdays - Saturdays from 6am to 3am the following day.

There is a listing of individual inspector and supervisor contact information available on this page under "departmental overview". You may also call 311. You may write to us at

A NOTE ON BTR: If you have completed the process of applying for/renewing your Business Tax Receipt, please note that the Business Tax Receipts for fiscal year 2021/2022 were mailed during the month of November. Thank you for your patience.  If you have any questions, please contact us at (305) 416-2087 or (786) 696-0226. 

Department Head

Robert Santos-Alborna

Mr. Santos-Alborná is a dynamic and achievement-focused professional with 3 decades of experience in the public sector; 24 years of which have been dedicated within the Code Compliance/ Code Enforcement field.

Our Mission IS Compliance.  To promote and protect the health, safety, welfare, and quality of life for the City of Miami residents, businesses, and tourists; to equitably and consistently enforce our city codes.

Our vision is:

  • To maintain our neighborhoods and community's quality of life.
  • To enforce all city ordinances in a timely and equitable manner; and
  • To serve the public professionally, with integrity and respect.

The Department of Code Compliance is responsible for educating residents about and ensuring compliance with a universe of 350+ civil infractions. Some of the most common violations include:

  • Failure to maintain a lot in a safe clean condition
  • Outside storage
  • Graffiti on property (Call 311 to report Graffiti)
  • Failure to maintain the exterior of a commercial or residential property 
  • Parking or storage of inoperable or untagged vehicles (Report an Abandoned Vehicle)
  • Work performed without a finalized permit (Report Work Without Permit)
  • Illegally parking a commercial vehicle in a residential zone
  • Failure to obtain a Certificate of Use or Business Tax Receipt for the type of business conducted
  • Iillegal dumping (Report Illegal Dumping)
  • Improper stationing of a recreational watercraft
  • Erection, construction, posting, etc. of a sign without a finalized permit 
  • Parking on unimproved surfaces
  • Failure to register a vacant structure, illegal units, vacant, blighted, unsecured or abandoned structure, among many others. (Report an Abandoned Property or Register Vacant or Abandoned Structure)

Our Code Compliance inspectors are responsible for ensuring compliance with a variety of civil codes across 56 square miles of City and 470,000 residents. We have inspectors who are assigned to specific geographic zones. These inspectors respond to complaints and conduct a variety of inspections daily. In addition to the day-time inspectors, we have an after-hours team responsible for responding to complaints Citywide on weekday evenings and over the weekend.

Our service aides receive visits from the public, process applications for Business Tax Receipts, send out certified mailings of violations, and respond to calls from the public.

Director Robert Santos-Alborná

Mr. Santos-Alborná is a dynamic and achievement-focused professional with 3 decades of experience in the public sector; 24 years of which have been dedicated within the Code Compliance / Code Enforcement field.  This includes 23 years in Miami-Dade County where he worked in various capacities, including Team Metro Regional Director and Deputy Director at Animal Services. The last two designations required working directly with the general public, industry, the media, and elected officials on a day-to-day basis.  In 2010, Robert transitioned to the City of Miami Beach where he worked as Code Compliance Director for nearly six (6) years; and since 2016 to July 2021, Robert worked as Code Enforcement Director and Code Official for Palm Beach County, where he worked in the re-write of Policies and Procedures, development of metrics and performance measures, zoning, sanitation, nuisance and environmental regulations.  Through the multiple jurisdictions, Robert has worked to effectively change departmental culture and increasing responsiveness and accountability, while improving efficiencies.

Robert holds a Master’s Degree in Economics from Florida International University (FIU), Bachelors in International Relations and Economics, and an Executive Certificate from Harvard’s John F. Kennedy School of Government. He also has certifications in levels I, II, III, IV and the Code Enforcement Professional (CEP) designation from the Florida Association of Code Enforcement (FACE).

Assistant Director Eric Nemons

Eric Nemons is an Executive Manager with a decade of Project Management and Legal Consulting experience. Mr. Nemons has served various roles in government consulting and education. After spending a decade as an educator in Orange County Florida Public Schools, Fort Worth Independent Schools, and Miami Dade County Schools, Mr. Nemons transitioned into legal consulting. In this position he has worked on legal projects for clients of Becker Poliakoff, Greenberg Taurig, and Nelson Mullins Broad and Cassel. Mr. Nemons has also worked as a consultant on legal matters for the on Miami District Office EEOC. Mr. Nemons additional experience includes managing legal discovery reporting projects for the Securities and Exchange Commission and the Department of Justice. Mr. Nemons received his Bachelor of Science degree of Physical Education from the University of Central Florida. He received his Master of Business Administration from Florida International University, and his Juris Doctor from Florida Agricultural and Mechanical University. Mr. Nemons is active in the Miami community volunteering in Miami Dade County Public Schools with the 5,000 Role Models of Excellence Project. Additionally, Mr. Nemons volunteers and partners with Florida International University and ESToPP the program focusing on keeping students in school and out of the criminal justice system. 

Contact: 305-329-4778,

Coordinator, Lazaro-Daniel Orta

Lazaro-Daniel Orta was born and raised in the City of Miami and has worked for the Department of Code Compliance for over 20 years. Mr. Orta began his career in Code as an inspector in 2000. In 2012 he was promoted to Field Supervisor and served in that role until 2018. He then served in the role of Chief for approximately 10 months.  In December of 2018 He was promoted to Assistant Director and held that position until 2020.  He is now serving the City and the Department in the role of Coordinator.

Contact: (305) 329-4770,

Assistant to the Director of Code Compliance, Betsy Del Val

Betsy Del Val grew up in Miami. Ms. Del Val is a graduate of Miami Dade College and FEMA Emergency Management Institute. She holds a degree in Public Administration, Supervision and Management. Ms. Del Val began her work in the City as an Administrative Assistant in the Department of Fire-Rescue, Division of Emergency Management from 2011 through 2019 and was promoted to Assistant to the Director of Code Compliance. 

Administrative Assistant III, Anna McKnight

Anna McKnight is a native Floridian and grew up in Miami.  She is an administrative professional who joined the City of Miami in 2003. She began her career with the City in the Department of Community Development as a Contract Analyst, and has also served in two other departments, the Department of Human Resources and the Department of Solid Waste. In addition to managing other administrative responsibilities, she is the Public Records Custodian for the Department of Code Compliance.  Ms. McKnight is a graduate of the Miami-Dade County Public Schools, holds several degrees with the final being a Master’s in Business Administration from Barry University and is FACE I certified. Prior to serving in the City, Ms. McKnight worked in the private sector.

Contact: 786-696-7600,

Trelana Haines, MPA - North Field  Supervisor

Trelana Haines grew up in Miami and began her career with the City in 2007. Prior to joining the Department of Code Compliance as an Inspector in 2015, Ms. Haines served in the Fire Department. Ms. Haines was promoted to Supervisor for our After-Hours team in July 2019.  Ms. Haines is responsible for overseeing a team of four After-Hours Inspectors who respond to complaints Citywide until 10 pm Monday-Thursday, 24 hours a day on Friday and Saturday, and until 5 pm on Sunday. She earned a Bachelor’s and a Master’s Degree in Business Administration from Barry University.

Contact: (786) 696-0358, 

Ricardo Franqui, MPA - After-Hours Field Supervisor

Direct Line:  (786) 696-0266, E-Mail: RFRANQUI@MIAMIGOV.COM

Ricardo Franqui is a Miami native who started working for the Department of Code Compliance as an Inspectors Aide in 2004. Mr. Franqui was promoted to Inspector in 2005. Then, in July 2021, he was promoted to After-Hours Supervisor, where he oversees the After-Hours Inspectors who respond to complaints throughout the city. Mr. Franqui has a master's degree in public administration from Nova Southeastern University and a bachelor's degree in public administration from Florida International University.

Contact: (786) 696-0233,

Luis P. Fernandez, MPA - Field Supervisor – Southwest District

Luis Fernandez joined the Department of Code Compliance in 2016 after having worked in the news industry. Prior to his work in the private sector, Mr. Fernandez served in the United States Marine Corps. He earned a Bachelor’s degree from Florida International University and a Master’s Degree in Public Administration from there as well. Mr. Fernandez was promoted to Supervisor for the Central Code Compliance Sector in July 2019, overseeing a team of 10 inspectors.

Contact: (786) 696-0279,

Luis Gomez -Field Supervisor – Revene Task Force Section

Luis Gomez joined the City of Miami in July of 1999 as a temporary employee in the Finance Department.  Prior to working in the City, he worked in the main items processing center for Bank of America, Nations Bank, and Barnett Bank.  After working 11 months of temporary employment in the City, he was able to achieve permanent employment classification as an Account Clerk, and Payroll Clerk.  During this time, he also earned credits for his Bachelor’s Degree in Business Management from St. Thomas University.  He later learned about duties and responsibilities of a Code Enforcement Inspector when a job announcement published and he became interested.  In February of 2002, he started serving the public as a Code Enforcement Inspector for a period of 12 years.  He then decided to apply and express interest for the position of Code Compliance Field Supervisor.  Since 2014, Mr. Gomez has served as the Southwest Office Field Supervisor overseeing a team of 8 inspectors. 

Contact: (786) 696-0235,

Central Supervisor, Daniel Sierra

Daniel Sierra grew up in the City of Miami and graduated from Florida International University, joining the City in 2001. Mr. Sierra served as a Code Compliance Inspector from 2008-2010  and was promoted to Supervisor of the Southeast Code Compliance Sector in 2010. Mr. Sierra is responsible for overseeing a team of 9 inspectors. Prior to joining Code Compliance, Mr. Sierra worked for the Agenda Office and Community Development. 

Contact: (786) 696-0231,

Noel Chavez - Business Tax Receipts Supervisor

Noel Chavez joined the City in 2001. Prior to joining the City, he served in the Tax Collector/ Finance   Department of Miami-Dade County. Mr. Chavez served in the City Department of Finance for 16 years before joining the Department of Code Compliance in 2017. He oversees the Code Revenue Task Force, responsible for ensuring financial compliance with the City’s business licensing requirements. He also oversees the Service Aides who respond to calls and visits from the public, and process Business Tax Receipts for all businesses within the City of Miami. Mr. Chavez is a graduate of Florida International University.

Contact: (786) 696-0226,

Our inspectors are divided into four geographic sectors (North, Central, Southwest, Southeast) that encompass 40 distinct Code Compliance zones of roughly 1.5 miles each. In addition to the geographically-based inspectors, we have a team of After-Hours inspectors who respond to complaints Citywide. We also have a Code Revenue Task Force responsible for ensuring compliance with local business licensing (Certificates of Use and Business Tax Receipts) Citywide.

Code support staff responds to calls and visits from the public. Service Aides send all correspondence to residents via Certified Mail and accept applications for Business Tax Receipts annually.

Code Compliance inspectors may issue a Notice of Violation (NOV) if a property is found to be in violation of one of the civil infractions for which our team is responsible. NOVs require both due process and reasonable time for compliance. NOVs may be adjudicated by an independent, quasi-judicial body. A resident may pay or appeal a Notice of Violation (NOV) through the ticket appeals process for ticketed offenses. If a resident does not bring their property into compliance, when cited for an NOV, a hearing is held before the Code Enforcement Board, an independent Board comprised of volunteers appointed by the Commission.  If adjudication is upheld, a per diem fine and subsequent lien may be assessed against the property. Once a lien is assessed it can only be removed by complying the violation and payment of the lien.  A property owner can request to appear before the Code Enforcement Board to seek mitigation of the lien.

The Department of Code Compliance is located at:
Miami Riverside Center (MRC), 444 SW 2nd Avenue, 7th Floor, Miami, FL 33131

Our Department may be reached at (305) 416-2087 or by writing to

If you have a code compliance issue outside of normal business hours, please contact the number below:

AFTER HOURS HOTLINE: (786) 457-0995

Monday-Thursday 5:00 – 10:00 pm, Friday & Saturday: 24 Hours, Sunday: 10: 00 am- 5:00 pm

Eric D. Nemons, Assistant Director of Code Compliance
Office: (305) 329-4778

Lazaro-Daniel OrtaCoordinator
Office: 305-329-4777

Betsy Del Val, Assistant to the Director
Office: (305) 416-2082

Anna P. McKnight, Administrative Assistant III
Office: 305-416-2073

Daniel Sierra, Field Supervisor - Southeast District
The Southeast district is Brickell, Coconut Grove, Shenandoah, and East Little Havana.  
Office: 305-416-1964

Luis Gomez, Field Supervisor - Southwest District
The Southwest is comprised of the Coral Way, Flagami and West Little Havana areas. 
Office: 305-416-1351

Luis Fernandez Field Supervisor - Central District 
The Central District is comprised of the Downtown, Midtown, Wynwood, Allapattah and Overtown areas.
Office: 305-329-4800

Noel Chavez, Business Tax Receipt Supervisor

Mr. Chavez supervises our Business Tax Receipt section, as well as the Code Revenue Task Force, a specialized team of inspectors responsible for financial compliance of businesses with the Certificate of Use and Business Tax Receipt permits.
Phone: 305-416-1974

The Department of Code Compliance is located at:
Miami Riverside Center (MRC)
444 SW 2nd Avenue, 7th Floor
Miami, FL 33131

Frequently Asked Questions:

            How can I report a Code Violation?

            If you believe there is a code violation anywhere in the City, you may report the violation by calling (305) 416-2087, 311, or emailing: to report 1) a brief description of the violation; and 2) the property address and 3) complainant's name and address (per FS 125.69). 

            I have received a Code Violation. What should I do now?

            Please review the Notice you received and take action to correct the issue. If you have questions about what is required to achieve compliance, contact the Code Compliance inspector who issued the violation for more information. The inspector’s name, email address, and direct line is listed on the notice you received. There is also a directory of Code Compliance Inspectors’ direct lines on this webpage.

            I need more time to correct the violation. What should I do?

            If you are making a good faith efforts to bring your violation(s) into compliance but need more time to achieve full compliance, please contact the Code Compliance inspector who issued the violation via email or via telephone to describe your efforts, update the inspector on progress to date, and request more time.

            I reported a Code Compliance violation and would like a status update.

            Please contact the Code Compliance inspector or Supervisor for the area or call our general Departmental line (305) 416-2087.

            I would like to report a violation, but am not sure the correct Department or entity responsible.

The City of Miami has inspector assets across City Departments, and works with County, State, and Federal agencies as well. Below is a brief description of each entity’s purview and how to report a suspected violation.

         Building Department:

            The Building Department has electrical, mechanical, plumbing, elevator, unsafe structures, and structural divisions with specially-trained inspectors. Building inspectors may issue a stop-work order on an ongoing construction project, and the Unsafe Structures division of the Building Department may bring properties deemed unsafe before the Unsafe Structures Panel for adjudication, and potential demolition. To report a Building Code Violations, please contact 311, or (305) 468-5900, or

            Fire Department:

            The Department of Fire rescue inspects applicable structures and businesses to assure compliance with the Florida Fire Prevention Code. This includes inspection of buildings, equipment, systems, and other fire and related life-safety situations. This does not include one-family and two-family dwellings per Florida Statute. In the event a business or structure is found out of compliance with applicable codes by a fire inspector, they will take appropriate action to include issuing a Notice of Violation. To report a potential fire code/life safety concern, please contact (305) 416-1600, or (305) 416-1644, or (305) 416-1722, or

            Public Works:

            Public Works is responsible for City trolleys, trees in the public right-of-way, maintenance of traffic-calming circles, 1100 linear miles of sidewalks, storm-water drains, street-lighting, utility pole permitting, contractors working on the roads, potholes, right-of-way permitting, public rights-of-way, non-temporary fences along the public-right-of-way, roadways, and permits and construction on the same. To report a suspected violation to the Public Works Department, please contact 311, (305) 468-5900, or via email:

            Solid Waste Department:

            The Department of Solid Waste has inspectors dedicated to enforcing solid waste-related violations. In particular, solid waste inspectors may issue tickets for civil infractions such as, improper waste placement, failure to have a required waste hauler, illegal dumping, etc. Solid Waste inspectors also work closely with property owners and architects on new construction to assure that proper facilities are provided for waste disposal in accordance with sanitation ordinances. To report a littered area/solid waste issue, dial 311, or call our Sanitation Code Enforcement Section at (305) 960-2830, or

            Police Department:

            The Police Department is responsible for addressing criminal violations. Our Police Department does not have inspectors, but works closely with inspectors from other departments within our City to ensure lawful behavior. For example, Police are empowered to address crimes such as vandalism, including graffiti, illegal dumping, prostitution, gang activity, and other crimes that negatively impact health and safety, and denigrate quality of life in our community. To report an emergency, please contact 911, To report a non-emergency please contact (305) 579-6111. 

Overview of the Code Compliance Process:

Step One: Receiving a Complaint or Observing a Code Compliance Violation

Code Compliance inspectors receive complaints through a variety of sources, including in-person, via 311, email (, phone (305) 416-2087, or from other Departments. Inspectors also proactively address violations in their assigned geographic area. Per FS 125.69, the acceptance of anonymous complaints is prohibited. 

Step Two: Investigation

An inspector must personally investigate the property in question. Inspectors use a variety of resources to evaluate compliance, including tax cards, permit history, covenants, and surveys, etc. If an inspector finds evidence of a violation, they must document their findings via photographs and a written account, and open a case.

Step Three: Providing Notice

If a Code Compliance violation has been found, the Code Compliance inspector must post a Notice of Violation on the property, and send notice of the violation via Certified Mail. The property owner is given a reasonable amount of time (generally ten days) to bring the property into compliance or contact the inspector to request more time to bring the property into compliance.

Step Four: Preparing a Case

An inspector must compile all relevant evidence in preparation for the evaluation of “legal sufficiency” by the Assistant City Attorney assigned to represent the City in Code Compliance cases. “Legal sufficiency” means that the inspector has compiled enough evidence to establish that a violation exists, including evidence that proper notice has been given to the owner.

Step Five: Requesting a Hearing

Anyone receiving a Code Compliance violation is entitled to adjudication by an independent, quasi-judicial body. In the City of Miami, the Code Enforcement Board adjudicates Code Compliance violations. A property owner with a Notice of Violation may be summoned to appear to the Code Enforcement Board Hearing.

Step Six: Adjudication

In the City of Miami, the Code Enforcement Board is the independent, quasi-judicial body empowered to adjudicate Code violations for the Department of Code Compliance. The Code Enforcement Board is made up of volunteers appointed by the City Commissioners. Tickets are adjudicated by Special Magistrates.

Step Seven: Mitigation or Lien Collection

A property owner may request a hearing before the Code Enforcement Board to mitigate their fines once they have obtained an affidavit of compliance. The Code Enforcement Board is the only entity in the City empowered to mitigate a fine amount. After adjudication, the City Attorney’s Office may seek foreclosure on a lien, a money judgment, or injunctive relief.