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Variance","grounds":"PERMIT FOR USE AS THREE (3) DWELLING UNITS IN AN EXISTING STRUCTURE.","status":"Dismissed / Withdrawn","outcome":"Dismissed","date":"2023-02-28","number":"ZP-2022-000270","relatedPermit":"ZP-2022-000270"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":435000,"taxable":435000,"land":246000,"improvement":189000,"taxableLand":246000,"taxableImprovement":189000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":435000,"taxable":435000,"land":113970,"improvement":321030,"taxableLand":113970,"taxableImprovement":321030,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":435000,"taxable":435000,"land":113970,"improvement":321030,"taxableLand":113970,"taxableImprovement":321030,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":477300,"taxable":477300,"land":125053,"improvement":352247,"taxableLand":125053,"taxableImprovement":352247,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":517200,"taxable":517200,"land":135507,"improvement":381693,"taxableLand":135507,"taxableImprovement":381693,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":517200,"taxable":517200,"land":135507,"improvement":381693,"taxableLand":135507,"taxableImprovement":381693,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":517200,"taxable":517200,"land":135507,"improvement":381693,"taxableLand":135507,"taxableImprovement":381693,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":802300,"taxable":802300,"land":160460,"improvement":641840,"taxableLand":160460,"taxableImprovement":641840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":802300,"taxable":802300,"land":160460,"improvement":641840,"taxableLand":160460,"taxableImprovement":641840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":900700,"taxable":900700,"land":180140,"improvement":720560,"taxableLand":180140,"taxableImprovement":720560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":900700,"taxable":900700,"land":180140,"improvement":720560,"taxableLand":180140,"taxableImprovement":720560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":740600,"taxable":740600,"land":148120,"improvement":592480,"taxableLand":148120,"taxableImprovement":592480,"exemptLand":0,"exemptImprovement":0}],"taxNow":12608,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-003734","date":"2020-09-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-10-01","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE# CF 722167 TO INCLUDE REPAIRS TO AN EXISTING ATTACHED STRUCTURE DAMAGED BY FIRE AS PER APPROVED PLANS. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF 722167."},{"number":"GM-2024-002902","date":"2024-04-02","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-05-21","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2024-003426","date":"2024-09-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-13","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, NEW STAIR FRAMINING, AND PROVIDE FINISHES/FURNISHINGS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2024-005169","date":"2024-11-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-30","scope":"FOR THE INSTALLATION OF HVAC SYSTEM AS PER APRPOVED PLANS."},{"number":"FP-2024-002514","date":"2024-12-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-27","scope":"FOR THE INSTALLATION OF A TWO-INCH FIRE SERVICE LINE, TWO-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13R."},{"number":"PP-2024-016791","date":"2025-01-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-30","scope":"INTERIOR ALTERATIONS TO EXISTING TRIPLEX. INTERIOR DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 27 FIXTURES. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"PP-2024-017441","date":"2025-01-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-02","scope":"Install 1.5\" water service, curb to foundation wall. Install 5\" curb trap with fresh air inlet. Install 5\" main house drain."},{"number":"EP-2024-011053","date":"2025-02-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-18","scope":"- Wiring throughout, per plans - 250A incoming service. - 125A panels in each unit - All electric appliances .Decora switches and outlets throughout. - Hard wired smoke detectors - LED disc lights throughout. - Wiring for cable TV in bedroom and living room area - Wiring for all electrical appliances - Installation shall comply with 2017 NEC - New fire alarm installation as per 2016 NFPA 72 - Permits and inspection by us"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"appeal","w":"Appeal dismissed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"sale","p":905000},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"247018","type":"Rental","status":"Closed","businessName":"CILEONE JOSEPH","legalName":"CILEONE JOSEPH","address":"1533-37 E MOYAMENSING AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2001-04-13","latestIssueDate":"2019-02-23","expirationDate":"2020-02-29","inactiveDate":null},{"number":"284606","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"CILEONE JOSEPH","legalName":"CILEONE JOSEPH","address":"1533-37 E MOYAMENSING AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-01-08","latestIssueDate":"2009-01-09","expirationDate":"2009-12-31","inactiveDate":"2012-07-24"},{"number":"388140","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JOSEPH CILEONE","legalName":"JOSEPH CILEONE","address":"1533-37 E MOYAMENSING AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2006-10-17","latestIssueDate":"2006-10-17","expirationDate":"2006-12-31","inactiveDate":"2012-07-24"},{"number":"827516","type":"Rental","status":"Closed","businessName":"EUGENE D MONTANARO","legalName":"EUGENE D MONTANARO","address":"1533-37 E MOYAMENSING AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2019-10-25","latestIssueDate":"2020-10-06","expirationDate":"2021-10-24","inactiveDate":null},{"number":"878517","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"EUGENE MONTANAO","legalName":"EUGENE MONTANAO","address":"1533-37 E MOYAMENSING AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-09-30","latestIssueDate":"2023-08-25","expirationDate":"2024-09-29","inactiveDate":"2024-11-28"}],"licenseActivity":[{"number":"878517","type":"Vacant Residential Property / Lot","businessName":"EUGENE MONTANAO","legalName":"EUGENE MONTANAO","issuedDate":"2021-09-30","latestIssueDate":"2023-08-25","closureDate":"2024-11-28","expirationDate":"2024-09-29","inactiveDate":"2024-11-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"827516","type":"Rental","businessName":"EUGENE D MONTANARO","legalName":"EUGENE D MONTANARO","issuedDate":"2019-10-25","latestIssueDate":"2020-10-06","closureDate":"2021-10-24","expirationDate":"2021-10-24","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"388140","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JOSEPH CILEONE","legalName":"JOSEPH CILEONE","issuedDate":"2006-10-17","latestIssueDate":"2006-10-17","closureDate":"2012-07-24","expirationDate":"2006-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284606","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"CILEONE JOSEPH","legalName":"CILEONE JOSEPH","issuedDate":"2005-01-08","latestIssueDate":"2009-01-09","closureDate":"2012-07-24","expirationDate":"2009-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"247018","type":"Rental","businessName":"CILEONE JOSEPH","legalName":"CILEONE JOSEPH","issuedDate":"2001-04-13","latestIssueDate":"2019-02-23","closureDate":"2020-02-29","expirationDate":"2020-02-29","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2022, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-000270: Dismissed / Withdrawn · Dismissed; related permit ZP-2022-000270.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"16 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 14, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Motor Vehicle Repair / Fuel Dispensing #284606: Inactive since Jul 24, 2012; Motor Vehicle Repair / Fuel Dispensing #388140: Inactive since Jul 24, 2012; Vacant Residential Property / Lot #878517: Inactive since Nov 28, 2024","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 25, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}