Resolution 232-2024 Resolution No. 232-2024
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY FLORIDA
RECOGNIZING THAT THE IMPLEMENTATION OF
ORDINANCE NO. 026-2022 HAS BEEN HAMPERED BY THE
LACK OF CAPACITY OF THE BUILDING DEPARTMENT TO
CONDUCT INSPECTIONS REQUIRED BY ORDINANCE 026-
2022 AND/OR 010-2012 AND RECOGNIZING THAT FOR
PROPERTIES THAT CLOSED BEFORE JANUARY 31, 2025
WOULD HAVE A DEFENSE OF NON-AVAILABILITY OF A
CONDITION PRECEDENT AGAINST ANY CLAIM
ASSERTED BY A BUYER FOR NOT HAVING AN
INSPECTION.
Whereas, the Board of County Commissioners of Monroe County (the Board),
pursuant to its legislative authority under Article Vill, Section 1 of the Florida Constitution
and Chapter 125, Florida Statutes, enacted Ordinance 026-2022 on November 15, 2022;
and
Whereas, that Ordinance updated the inspection upon transfer requirement that
had been in existence since 2012 and which is currently codified in Section 122-15 of the
Land Development Code; and
Whereas, Section 122-15 of the Code imposes a requirement that prior to the
transfer of residential property that includes an elevated residential structure with below
base flood enclosed area, commonly referred to as a downstairs enclosure, that the
inspection of that downstairs enclosure be inspected by the county prior to transfer of
ownership; and
Whereas, Section 122-15 of the Code creates a private right of action for buyers
to seek damages and injunctive relief against sellers who fail to obtain such an inspection;
and
Whereas, Ordinance 026-2022 was passed by the Board on November 15, 20227
and became effective on or about March 7, 2023, when the statutory challenge period
required for land development regulations in the Florida Keys Area of Critical State
Concern expired without a challenge; and
Whereas, the Board is considering amending Section 122-15 of the Code and will
submit proposals to the relevant federal and state agencies; and
Whereas, the Building Department currently lacks the capacity to conduct such
inspections and has not had that capacity for some period of time, and needs additional
time to assist in the pursuit of a possible amendment to Section 122-15; and
• • :Whereas,..the. Board previously found thata seller who sold a_ property ,which • .
-..closed.:before July •31,:2024,,would'have a defense of the'nonT-.availabilit of:a condition
• precedent:to_:establ.ish the.:cause.of action for claims bro'ug�ht..by a buyer against a seller
pursuant to. rd:inance 026-2022 and/or 010.-2012.:
• Whereas, the.Board:finds that a.:seller..who sold a property:which. closed before'
.. . :
January31,• 2025, would still have a defense of non-availabili.t of.a•condition precedent: . •
(I.e.:, county:transfer.of ownership inspection):to. establish:the cause.Of:action,for- claims
brought by.a buyer against:a:seller. pu rsuant to,Ordinance•026-2022:.and/o.r 010-201.2. • •
Now 'therefore, :be; it :resolved..by: the Board of:County Commissioners of.
Monroe-County, Florida that: : :•• • '
• • • 1 The above-stated recitals•a:re•incorporated •herein as findings •of fact:.. • • •
• • :2. A seller who•sold•a property which closed before:January 31•, 2025,would..have.. • • H. •
a d o non-ava'I bil't diti
efense,..• f :the i a i y :of..•a :con on ..precedent: (county: flood : J.:.
• • • • :•compliance inspection.) to establish the cause.of action for claims:brought by:a •• • •
: : •• • • •: buyer.'against:a.seller pursuant:to Ordi.na.nce:026-2022•and/or 010-201.2. .•
• T 3. This resolution should be.construed:liberally in favor of the.seller•assertin�9 this.
•• •• • •• defense as•a complete.defense to claims brought:pursuant to•Ordinance;026= • •
• 2022 and/or 01.0-201.2.
• • PASSED:AND y:ADOPTED:•b:• . the•Board•of Count� Commissioners of•Monroe• Cou n • • • •Y
:Florida,.at a regular meeting held on the 17th da:y.of July, 2024, held in Marathon, Florida. •
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Mayor' Holl Mer asC e n es
. . T • . Mayor•Pro TernJames.•K. Scholl • • • Yes.
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Commissioner raig::Cates :
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omrnissioner is e e i .CoIn es
. •Commissioner. avid:Rice. Yes:
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Approved.for form and legal. sufficiency •
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Assistant. onroe. ounty Attorney.. • • • • . . •. .•
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