The City of Venice special magistrate found the respondent in violation of local building regulations for the property at 490 Groveland Avenue and ordered that title be transferred to the heirs and permits be obtained to either repair or demolish the structure by Jan. 6, 2026.

Kimberly Brown, a certified code enforcement officer for the city, testified about the condition of the property. Brown said she inspected the site on Oct. 25, 2024, and that photographs she took on that date “fairly and accurately represent the depiction of what I observe.” Brown described a hole in the roof “exposing rafters and plywood at the north end,” a collapsed front porch and eaves on the east end, missing siding exposing insulation, and a tarp covering the hole when she followed up later. Brown also testified that building inspector Paul Rakes had reported the house was in severe disrepair and that his supervisor planned to notify the city attorney for approval to condemn the residence.

The magistrate noted the property had been placed into probate; city staff said probate had not been opened until Aug. 12, 2025, and that the city sent notice to all named potential heirs. Michael Neary appeared at the hearing and identified himself in court. The city requested a 120-day period for the family to finish probate and obtain permits; the magistrate’s order sets Jan. 6, 2026, as the date by which title must be transferred to the heirs and permits must be obtained to either repair or demolish the structure. The magistrate clarified that the permit requirement could include a demolition permit.

If the violation is not corrected by Jan. 6, 2026, the magistrate said a fine of up to $250 per day may be imposed for each day the violation continues beyond that date. The case will be reviewed at a special magistrate hearing on Jan. 7, 2026, at 10 a.m. to determine compliance and whether fines should be imposed. Questions about the order were invited at the hearing; the magistrate confirmed the permit deadline and that demolition was an allowable remedy under the order.