You walk out to your mailbox or front door and find a letter taped to your property—or worse, a notice posted on a sign that everyone can see. It might feel confusing or even threatening, especially if you’re unsure what you did wrong.
If you’ve received a notice of violation from a Florida code enforcement agency, now is the time to take action. Understanding the notice and what steps to take next can help you avoid unnecessary fines, stop things from escalating, and protect your property rights.
This guide walks you through your options after receiving a notice of violation, whether it’s your first warning or one of several. Let’s break it down so you know exactly what to expect and what to do next.
What Is a Code Enforcement Violation?
A code enforcement violation is an official allegation that your property or business has failed to follow local laws. Cities and counties across Florida have ordinances that regulate how property is maintained and used. When a property does not meet these standards, code officers can issue a written warning, usually in the form of a notice of violation letter.
Common types of violations include:
- Unpermitted construction or additions;
- Overgrown grass, debris, or inoperable vehicles in the yard;
- Business operations without a local license;
- Short-term rentals without proper zoning approval; and
- Signs, fences, or structures that violate local codes.
Sometimes these violations are obvious. At other times, property owners are caught off guard, especially when the city acts based on a neighbor’s complaint or routine inspection.
How to Read Your Notice of Violation Letter
Florida law requires local governments to follow specific procedures when enforcing codes. Your notice of violation should include:
- A description of the alleged violation,
- The specific ordinance or regulation you’re accused of violating,
- The deadline to correct the issue,
- The potential penalties if you don’t comply, and
- Contact information for the agency or officer handling your case.
Some notices may also include photos or inspection notes. Don’t ignore the letter even if you think it’s a mistake. Doing nothing could lead to costly fines, liens, or even legal action against your property.
What to Do After Receiving a Notice of Violation
Once you receive the notice, you need to act quickly and carefully. The next few steps can determine whether the issue gets resolved or spirals into costly fines and enforcement, especially if multiple violations or complaints are involved.
Here’s what to do after receiving a notice of violation:
- Review the notice thoroughly. Read every part of the letter to understand the violation, how long you have to fix it, and what penalties may follow.
- Take photos and gather documents. Document the condition of your property and collect any permits, licenses, or records that may support your case.
- Check the local ordinance. Look up the code you’re accused of violating to see if the notice is accurate or based on a misunderstanding.
- Contact the code enforcement officer. You may be able to clarify the issue, request more time, or fix a simple misunderstanding by speaking directly with the officer listed on the notice.
- Consult with an attorney. If the notice is vague, unfair, or escalates quickly, legal help can significantly affect the outcome of the case.
Some cities give you time to fix the issue voluntarily before issuing fines. Others start daily penalties right away. Acting quickly is your best defense.
How to Challenge or Appeal a Notice
You have the right to contest the violation if you believe it was issued unfairly. Florida law allows property owners to present their side at a hearing before a code enforcement board or special magistrate.
You can challenge the violation by:
- Requesting a hearing within the time frame stated on the notice;
- Presenting evidence that shows the violation does not apply;
- Bringing photos, permits, or witnesses to support your position;
- Asking questions or challenging the accuracy of the officer’s report; and
- Arguing that the code has been incorrectly applied or enforced selectively.
If the board rules against you, you may still be able to appeal the decision to your local circuit court.
How to Avoid Further Penalties
Ignoring the notice or missing deadlines can lead to serious consequences, even if the violation seems minor. Florida law allows cities and counties to impose daily fines, record liens against your property, and seek foreclosure.
To avoid further problems:
- Communicate with the enforcement office. If you stay silent, enforcement officials may interpret it as a refusal to cooperate.
- Request an extension in writing. You may get more time if you show effort and explain the steps you’re taking to fix the issue.
- Correct the violation if possible. In many cases, resolving the issue can stop further penalties.
- Follow up and request written confirmation. Always get proof that the agency accepted your correction of the issue.
- Stay aware of future inspections. Be prepared for re-inspections because once you receive a citation, the city may send officers to recheck your property.
Notices can multiply if the property has multiple issues or complaints that continue. Being proactive helps avoid added penalties and stress.
Groves Law Can Help
Many property owners feel overwhelmed when dealing with notices, especially when the code is unclear or inconsistently enforced. You don’t have to deal with code enforcement violation notices alone. At Groves Law, we provide guidance to help you respond strategically and confidently.
Led by Kara Groves, our team has helped business owners, land developers, and rural property owners across Florida navigate zoning and code issues. Whether you need help negotiating with the city, contesting a citation, or preventing a lien, we offer clear legal support tailored to your situation. Our job is to help you resolve your violation quickly and prevent it from threatening your property, finances, or long-term goals.
Contact us today to learn how we can help you defend against code enforcement violations.
Resources:
Fines and Liens Imposed. Fla. Stat. § 162.09, link.