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BOARD OF COUNTY COMMISSIONERS
COUNTY of MONROE Mayor James K.Scholl,District 3
The Florida Keys Mayor Pro Tern Michelle Lincoln,District 2
Craig Cates,District 1
David Rice,District 4
Holly Merrill Raschein,District 5
Board of County Commissioners Meeting
July 16, 2025
Agenda Item Number: R5
2023-4234
BULK ITEM: No DEPARTMENT: County Attorney
TIME APPROXIMATE: STAFF CONTACT: Kelly Dugan
N/A
AGENDA ITEM WORDING:
Approval of a resolution extending the date from July 31, 2025, to January 31, 2026, that the seller of a
property would have a defense of the non-availability of a condition precedent (county flood
compliance inspection) to establish the cause of action for claims brought by a buyer against a seller
pursuant to Ordinance 026-2022 and/or 010-2012.
ITEM BACKGROUND:
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. 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.
The Building Department currently lacks the will and the capacity to conduct such inspections and has
not had that capacity for some period of time.
On March 28, 2025, FEMA issued a letter to Monroe County stating its approval for the elimination of
the 2014 Implementation Plan, including the inspection upon transfer requirement. On April 16, 2025,
the BOCC passed Resolution 166-2025, eliminating the 2014 Implementation Plan and directing
Monroe County staff to prepare amendments to the Monroe County Code of Ordinances and Land
Development Code. These amendments are being processed and include the elimination of the
inspection upon transfer requirement.
The BOCC previously found that a seller who sold a property which closed before July 31, 2025, would
have a defense of the non-availability of a condition precedent to establish the cause of action for
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claims brought by a buyer against a seller pursuant to Ordinance 026-2022 and/or 010-2012. Further
extension of the time period applicable to the defense of the non-availability of a condition precedent is
warranted while an amendment of Section 122-15 is pursued.
PREVIOUS RELEVANT BOCC ACTION:
11/15/2022 -Approval of Ordinance No. 026-2022.
03/22/2023 - Resolution 093-2023, setting time frame of defense to 09/01/2023.
07/19/2023 - Resolution 257-2023, extending time frame of defense to 01/31/2024.
01/31/2024 - Resolution 045-2024, extending time frame of defense to 07/31/2024.
07/17/2024 - Resolution 232-2024, extending time frame of defense to 01/31/2025.
01/15/2025 - Resolution 051-2025, extending time frame of defense to 07/31/2025.
INSURANCE REQUIRED:
No
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATION: Approval.
DOCUMENTATION:
Resolution inspection program extension 6.pdf
FINANCIAL IMPACT:
N/A
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Resolution No. - 2025
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, 2026
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 VI11, 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 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
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Whereas, on March 28, 2025, FEMA issued a letter to Monroe County stating its
approval for the elimination of the 2014 Implementation Plan, including the inspection
upon transfer requirement; and
Whereas, the Board on April 16, 2025, passed Resolution 166-2025, eliminating
the 2014 Implementation Plan and directing Monroe County staff to prepare amendments
to the Monroe County Code of Ordinances and Land Development Code; and
Whereas, these amendments are being processed and include the elimination of
the inspection upon transfer requirement; and
Whereas, the Board previously found that a seller who sold a property which
closed before July 31, 2025, would have a defense of the non-availability of a condition
precedent to establish the cause of action for claims brought by a buyer against a seller
pursuant to Ordinance 026-2022 and/or 010-2012.
Whereas, the Board finds that a seller who sold a property which closed before
January 31, 2026, would still have a defense of non-availability 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 pursuant to Ordinance 026-2022 and/or 010-2012.
Now therefore, be it resolved by the Board of County Commissioners of
Monroe County, Florida that:
1. The above-stated recitals are incorporated herein as findings of fact.
2. A seller who sold a property which closed before January 31, 2026, would have
a defense of the non-availability of a condition precedent (county flood
compliance inspection) to establish the cause of action for claims brought by a
buyer against a seller pursuant to Ordinance 026-2022 and/or 010-2012.
3. This resolution should be construed liberally in favor of the seller asserting this
defense as a complete defense to claims brought pursuant to Ordinance 026-
2022 and/or 010-2012.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
Florida, at a regular meeting held on the 16th day of July, 2025, held in Marathon, Florida.
Mayor James K. Scholl
Mayor Pro Tem Michelle Lincoln
Commissioner Craig Cates
Commissioner David Rice
Commissioner Holly Merrill Raschein
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(SEAL) BOARD OF COUNTY COMMISSIONERS
Attest: KEVIN MADOK, Clerk OF MONROE COUNTY, FLORIDA
By: By:
As Deputy Clerk Mayor
Approved for form and legal sufficiency
6/30/25
Kelly Dugan
Assistant Monroe County Attorney
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