Citrus County special master issues deadlines, fines and continuances after October code-compliance hearing
October 15, 2025 | Citrus County, Florida
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Citrus County Special Master Christian Waugh heard more than two dozen code‑compliance cases on Oct. 14, 2025, at the Lecanto Government Building and issued a series of orders requiring property owners to abate violations or face daily fines. The session included routine "no contest" agreements, repeated‑violation fines, and several continued hearings where the special master said additional process was required.
Why it matters: The special master’s orders set concrete deadlines and liens that can affect property owners’ rights and property values across Lecanto, Floral City, Inverness, Crystal River and surrounding areas. Several cases also involved required hookups to the Floral City Water system and one raised a concern about how an existing injunction can affect a respondent’s ability to appear at a hearing.
Special Master Waugh opened the hearing by reminding attendees that most orders give owners a period to cure a code violation before fines begin to accrue and that unpaid fines may become liens on property. He also warned that parties have a right to appeal and urged respondents to seek legal counsel when needed.
Votes at a glance
Below are the cases called or resolved at the Oct. 14 hearing. Each listing gives the case number, respondent(s), the action ordered by the special master and any fine or deadline stated on the record. Where the transcript recorded only a proposed amount or a recommendation but not a final numeric amount, that is noted as “not specified.”
- Case 20251352 (Elizabeth Schmieder): continued at request of staff for medical reasons; hearing continued (no final order recorded at this session).
- Case 20251388 (Michael Arnovich / Novich): hearing initially addressed; special master noted prior findings but then continued the hearing to give Mr. Novich an opportunity to be heard after questions about an injunction and service (he reserved final ruling).
- Case 20251197 (Andrew Joseph Quintero): no contest; granted 60 days to abate; $100 per day thereafter if not brought into compliance.
- Case 20251402 (Wayne and Alyssa Bain): no contest; granted six months (180 days) to abate; $150 per day thereafter.
- Case 20250274 (Anton and Sabrina Bergenson): county sought a one‑time fine (county proposed $2,500); special master said he would find a violation and assess a fine but did not specify the final amount on the record (amount not specified).
- Case 20205133 / CE2025-5133 (Becky Odom): no contest; granted 60 days to abate; $150 per day thereafter.
- Case 20251346 (Albert L. Tidwell / Ravelco Land Trust): no contest; granted 90 days to abate; $100 per day thereafter.
- Cases 202501392 & 202501393 (Brent A. Banks; accumulation of junk and overgrown vegetation): granted 60 days in each case to abate; $50 per day thereafter in each case.
- Case 202509640 (Michelle Golley): animal/zoning matter involving an emotional‑support animal and zoning limitations; special master reviewed case law and gave 90 days to abate the code violation; $150 per day thereafter.
- Case 20251250 (William Castillo): found violations for site development without a permit; assessed a $1,500 one‑time fine (on record) and advised the owner to apply for the required permits; order allows appeal.
- Cases CE2025001692 and CE2025001693 (Brian Dunlop and Emily Perez; repeat violations—junk/debris and unlicensed/inoperable vehicles): treated as repeat violations. Special Master Waugh reduced the county’s requested amount and ordered $100 per day from the initial posting date until Oct. 14, 2025, and $250 per day from Oct. 14 forward until abatement; respondents were ordered to notify code compliance when abatement is complete.
- Case 202501339 (Joseph and Cynthia Charette): granted 120 days to abate; $150 per day thereafter; special master added a request in the order that lien forgiveness requests consider circumstances of possession.
- Cases 20251193 / 20251194 / 20251227 (Thomas Veil): multiple matters were continued by the special master to the Nov. 19, 2025 calendar after a motion to continue; the special master encouraged parties to try to bring matters into compliance before that date.
- Case 20251318 (Horizon Land Capital LLC): site development without permit; special master assessed a one‑time fine of $2,500 and ordered the owner to obtain a development order or permit for the property.
- Cases 20251247 and 20251320 (Danielle Marie Johnson): accumulation of junk/debris and an unauthorised shipping container (Connex). The special master granted 30 days to abate the junk/debris ($50 per day if not abated) and 90 days to remove or otherwise abate the shipping container (Connex), with $50 per day thereafter.
- Case 20251284 (Salamina Holdings LLC): failure to connect to Floral City Water; ordered 90 days to either connect or demolish so that connection is not required; $50 per day thereafter.
- Case 20251332 (Francis J. Sizemore): failure to connect to public water; ordered 90 days to connect; $50 per day thereafter.
- Cases 20251390 & 202501400 (John and Jamie E. Roberts): accumulation of junk/debris and unlicensed/inoperable vehicles; special master assessed a combined fine of $300 per day per violation and granted 10 days to bring the property into compliance.
- Case 20251313 (Jalen Royster): failure to connect to public water; granted 60 days to connect or abate; $50 per day thereafter.
- Case 20251314 (Joanne C. Kessel Trust): failure to connect to public water; granted 60 days to connect or otherwise abate; $50 per day thereafter.
- Case 20251561 (Shanitha Lynette Gates): permit had expired; special master granted 90 days to abate and ordered $100 per day thereafter; the county requested a CO requirement be considered because the prior permit had lapsed.
- Case 20251426 (Brian H. and ZA Boone): excessive growth/vegetation; granted 14 days to abate; $250 per day thereafter.
- Cases 202501391 & 202501405 (Christopher D. Rizzuko): accumulation of junk/debris and excessive vegetation; granted 14 days to abate in each case; $250 per day thereafter in each case.
- Case 20251452 (Casey Hardy): accumulation of junk/debris; granted 14 days to abate; $250 per day thereafter.
- CE202501675 (Jim Ray Johnson; repeat vegetation violation): county requested fines that cover the period between posting and the final inspection; special master ordered fines consistent with the county’s request for the posted period (see order) — transcript records the charged daily amounts for the posted interval.
- Case 202501499 (Martin Kaplan): accumulation of junk/debris; special master ordered 7 days to abate and $200 per day thereafter.
- Case 20251513 (LL Mosler Real Estate LLC): accumulation of junk/debris; special master ordered 10 days to abate and $250 per day thereafter.
- Case 20251637 (Rehab Rescue Group LLC; repeat vegetation): treated as a repeat violation; special master ordered $150 per day for the posted interval and $250 per day from the date forward until abatement.
What was discussed, not decided
- The special master cited Florida Statute 373.185(b) when analyzing a landscaping defense raised by a respondent, noting the ordinance’s Florida‑friendly landscaping language and the burden of proof the county must meet to show plants are not "Florida friendly." He accepted testimony that some plants may qualify and found that maintenance along property edges (growth through a fence) constituted a correctable violation.
- On multiple "failure to connect" cases, county staff and Floral City Water representatives explained a membership/connection process and the county requested connection timelines. The water association representative said a meter installation typically takes two to three weeks after membership and payment arrangements are made; membership fees and payment‑plan options were described on the record.
- The special master flagged a due‑process concern in the Novich case: an injunction previously entered against the respondent had been cited as the reason the respondent might not attend. Waugh said the county should coordinate service and parties should ensure respondents have notice; he continued the Novich matter so the respondent can be heard.
Closing notes
Special Master Waugh repeatedly urged respondents who have questions about their rights to seek legal counsel and reminded owners that uncorrected violations can become liens on property and may result in foreclosure of the lien if unpaid. He also encouraged code staff to provide clearer, brief narratives at the start of each presentation to help respondents and the tribunal understand the nature of the alleged violation before exhibits are introduced.
Next steps and how to respond
Orders issued by the special master are subject to the appeals process described in county law. Several cases were continued to the Nov. 19 docket; others remain subject to the deadlines set above. Respondents ordered to abate violations are required to notify County Code Compliance when they believe they have complied so staff can perform a reinspection.
Why it matters: The special master’s orders set concrete deadlines and liens that can affect property owners’ rights and property values across Lecanto, Floral City, Inverness, Crystal River and surrounding areas. Several cases also involved required hookups to the Floral City Water system and one raised a concern about how an existing injunction can affect a respondent’s ability to appear at a hearing.
Special Master Waugh opened the hearing by reminding attendees that most orders give owners a period to cure a code violation before fines begin to accrue and that unpaid fines may become liens on property. He also warned that parties have a right to appeal and urged respondents to seek legal counsel when needed.
Votes at a glance
Below are the cases called or resolved at the Oct. 14 hearing. Each listing gives the case number, respondent(s), the action ordered by the special master and any fine or deadline stated on the record. Where the transcript recorded only a proposed amount or a recommendation but not a final numeric amount, that is noted as “not specified.”
- Case 20251352 (Elizabeth Schmieder): continued at request of staff for medical reasons; hearing continued (no final order recorded at this session).
- Case 20251388 (Michael Arnovich / Novich): hearing initially addressed; special master noted prior findings but then continued the hearing to give Mr. Novich an opportunity to be heard after questions about an injunction and service (he reserved final ruling).
- Case 20251197 (Andrew Joseph Quintero): no contest; granted 60 days to abate; $100 per day thereafter if not brought into compliance.
- Case 20251402 (Wayne and Alyssa Bain): no contest; granted six months (180 days) to abate; $150 per day thereafter.
- Case 20250274 (Anton and Sabrina Bergenson): county sought a one‑time fine (county proposed $2,500); special master said he would find a violation and assess a fine but did not specify the final amount on the record (amount not specified).
- Case 20205133 / CE2025-5133 (Becky Odom): no contest; granted 60 days to abate; $150 per day thereafter.
- Case 20251346 (Albert L. Tidwell / Ravelco Land Trust): no contest; granted 90 days to abate; $100 per day thereafter.
- Cases 202501392 & 202501393 (Brent A. Banks; accumulation of junk and overgrown vegetation): granted 60 days in each case to abate; $50 per day thereafter in each case.
- Case 202509640 (Michelle Golley): animal/zoning matter involving an emotional‑support animal and zoning limitations; special master reviewed case law and gave 90 days to abate the code violation; $150 per day thereafter.
- Case 20251250 (William Castillo): found violations for site development without a permit; assessed a $1,500 one‑time fine (on record) and advised the owner to apply for the required permits; order allows appeal.
- Cases CE2025001692 and CE2025001693 (Brian Dunlop and Emily Perez; repeat violations—junk/debris and unlicensed/inoperable vehicles): treated as repeat violations. Special Master Waugh reduced the county’s requested amount and ordered $100 per day from the initial posting date until Oct. 14, 2025, and $250 per day from Oct. 14 forward until abatement; respondents were ordered to notify code compliance when abatement is complete.
- Case 202501339 (Joseph and Cynthia Charette): granted 120 days to abate; $150 per day thereafter; special master added a request in the order that lien forgiveness requests consider circumstances of possession.
- Cases 20251193 / 20251194 / 20251227 (Thomas Veil): multiple matters were continued by the special master to the Nov. 19, 2025 calendar after a motion to continue; the special master encouraged parties to try to bring matters into compliance before that date.
- Case 20251318 (Horizon Land Capital LLC): site development without permit; special master assessed a one‑time fine of $2,500 and ordered the owner to obtain a development order or permit for the property.
- Cases 20251247 and 20251320 (Danielle Marie Johnson): accumulation of junk/debris and an unauthorised shipping container (Connex). The special master granted 30 days to abate the junk/debris ($50 per day if not abated) and 90 days to remove or otherwise abate the shipping container (Connex), with $50 per day thereafter.
- Case 20251284 (Salamina Holdings LLC): failure to connect to Floral City Water; ordered 90 days to either connect or demolish so that connection is not required; $50 per day thereafter.
- Case 20251332 (Francis J. Sizemore): failure to connect to public water; ordered 90 days to connect; $50 per day thereafter.
- Cases 20251390 & 202501400 (John and Jamie E. Roberts): accumulation of junk/debris and unlicensed/inoperable vehicles; special master assessed a combined fine of $300 per day per violation and granted 10 days to bring the property into compliance.
- Case 20251313 (Jalen Royster): failure to connect to public water; granted 60 days to connect or abate; $50 per day thereafter.
- Case 20251314 (Joanne C. Kessel Trust): failure to connect to public water; granted 60 days to connect or otherwise abate; $50 per day thereafter.
- Case 20251561 (Shanitha Lynette Gates): permit had expired; special master granted 90 days to abate and ordered $100 per day thereafter; the county requested a CO requirement be considered because the prior permit had lapsed.
- Case 20251426 (Brian H. and ZA Boone): excessive growth/vegetation; granted 14 days to abate; $250 per day thereafter.
- Cases 202501391 & 202501405 (Christopher D. Rizzuko): accumulation of junk/debris and excessive vegetation; granted 14 days to abate in each case; $250 per day thereafter in each case.
- Case 20251452 (Casey Hardy): accumulation of junk/debris; granted 14 days to abate; $250 per day thereafter.
- CE202501675 (Jim Ray Johnson; repeat vegetation violation): county requested fines that cover the period between posting and the final inspection; special master ordered fines consistent with the county’s request for the posted period (see order) — transcript records the charged daily amounts for the posted interval.
- Case 202501499 (Martin Kaplan): accumulation of junk/debris; special master ordered 7 days to abate and $200 per day thereafter.
- Case 20251513 (LL Mosler Real Estate LLC): accumulation of junk/debris; special master ordered 10 days to abate and $250 per day thereafter.
- Case 20251637 (Rehab Rescue Group LLC; repeat vegetation): treated as a repeat violation; special master ordered $150 per day for the posted interval and $250 per day from the date forward until abatement.
What was discussed, not decided
- The special master cited Florida Statute 373.185(b) when analyzing a landscaping defense raised by a respondent, noting the ordinance’s Florida‑friendly landscaping language and the burden of proof the county must meet to show plants are not "Florida friendly." He accepted testimony that some plants may qualify and found that maintenance along property edges (growth through a fence) constituted a correctable violation.
- On multiple "failure to connect" cases, county staff and Floral City Water representatives explained a membership/connection process and the county requested connection timelines. The water association representative said a meter installation typically takes two to three weeks after membership and payment arrangements are made; membership fees and payment‑plan options were described on the record.
- The special master flagged a due‑process concern in the Novich case: an injunction previously entered against the respondent had been cited as the reason the respondent might not attend. Waugh said the county should coordinate service and parties should ensure respondents have notice; he continued the Novich matter so the respondent can be heard.
Closing notes
Special Master Waugh repeatedly urged respondents who have questions about their rights to seek legal counsel and reminded owners that uncorrected violations can become liens on property and may result in foreclosure of the lien if unpaid. He also encouraged code staff to provide clearer, brief narratives at the start of each presentation to help respondents and the tribunal understand the nature of the alleged violation before exhibits are introduced.
Next steps and how to respond
Orders issued by the special master are subject to the appeals process described in county law. Several cases were continued to the Nov. 19 docket; others remain subject to the deadlines set above. Respondents ordered to abate violations are required to notify County Code Compliance when they believe they have complied so staff can perform a reinspection.
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