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INSP","status":"PASSED"},{"caseNumber":"CF-2020-014128","date":"2020-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-014128","date":"2020-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-014128","date":"2020-08-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-017004","date":"2025-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-017004","date":"2025-04-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":1},{"y":2020,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92695418333337,"lng":-75.15339408413075,"geom":{"type":"Polygon","coordinates":[[[-75.15334529,39.927025852],[-75.153380557,39.926873301],[-75.153443152,39.926881731],[-75.15340814,39.927035319],[-75.15334529,39.927025852]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":1020,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2625 S 17TH STREET, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR THE ERECTION OF A TWO (2) STORY ATTACHED STRUCTURE (NOT TO EXCEED THIRTY-FIVE FEET (35'-0\") IN HEIGHT) FOR USE AS A SINGLE-FAMILY DWELLING AND TO INCLUDE AN INTERIOR GARAGE FOR OFF-STREET PARKING OF ONE (1) VEHICLE WITH ACCE","status":"CLOSED","outcome":"Granted","date":"2011-04-20","number":"14868","relatedPermit":"326807"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16900,"taxable":16900,"land":16900,"improvement":0,"taxableLand":16900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":39200,"taxable":39200,"land":39200,"improvement":0,"taxableLand":39200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":39200,"taxable":39200,"land":39200,"improvement":0,"taxableLand":39200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":39200,"taxable":39200,"land":39200,"improvement":0,"taxableLand":39200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":39200,"taxable":39200,"land":39200,"improvement":0,"taxableLand":39200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":39200,"taxable":39200,"land":39200,"improvement":0,"taxableLand":39200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":39200,"taxable":39200,"land":39200,"improvement":0,"taxableLand":39200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":125100,"taxable":125100,"land":125100,"improvement":0,"taxableLand":125100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":125100,"taxable":125100,"land":125100,"improvement":0,"taxableLand":125100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":117000,"taxable":117000,"land":117000,"improvement":0,"taxableLand":117000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":117000,"taxable":117000,"land":117000,"improvement":0,"taxableLand":117000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":127600,"taxable":127600,"land":127600,"improvement":0,"taxableLand":127600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1638,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"326807","date":"2011-07-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-07-11","scope":"NEW CONSTRUCTION OF A SFD WITH INTERIOR GARAGE FOR OFF STREET PARKING. **NEW STREETS APPROVAL REQ'D**"},{"number":"351979","date":"2012-03-05","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":"2015-12-11","scope":"CONSTRUCTION OF A SECOND FLOOR ADDITION TO CREATE A DWELLING UNIT, NEW CONCRETE FLOOR SLAB AT GRADE FOR FIRST FLOOR PARKING AND REPAIR WORK TO WALLS PER ENGINEER'S REPORT. BUILDING IS TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR FIRE SUPPRESSION SYSTEM AND ANY MECHANICAL, ELECTRICAL OR PLUMBING WORK."},{"number":"365923","date":"2012-09-13","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"ABANDONED","completedDate":"2012-09-13","scope":"ADMIN REVIEW TO AP # 326807, CAL # 14868 - USE SOLELY AS GARAGE AND STORAGE, ENCLOSE WITH ROOF AS SINGLE-STORY, SEE REVISED PLAN"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"insp","w":"Inspection failed"},{"y":2011,"k":"appeal","w":"Appeal granted"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"New construction"},{"y":2012,"k":"permit","w":"Zoning admin review"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"708190","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"STEVEN LEUZZI","legalName":"STEVEN LEUZZI","address":"419 WATKINS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-07-18","latestIssueDate":"2016-07-18","expirationDate":"2017-07-17","inactiveDate":"2017-09-15"}],"licenseActivity":[{"number":"708190","type":"Vacant Residential Property / Lot","businessName":"STEVEN LEUZZI","legalName":"STEVEN LEUZZI","issuedDate":"2016-07-18","latestIssueDate":"2016-07-18","closureDate":"2017-09-15","expirationDate":"2017-07-17","inactiveDate":"2017-09-15","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 219% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $39,200 to $125,100","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #14868: CLOSED · Granted; related permit 326807. Use permit #326807: COMPLETED.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 351979 (EXPIRED), 365923 (ABANDONED). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 24, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #708190: Inactive since Sep 15, 2017","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 5 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}