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PIERCE ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 38 FEET) WITH CELLAR AND WITH FRONT BAY WINDOW (FULLY EXTENDING  OUTSIDE PROPERTY LINE) AND ROOF DECK WITH ACCESS STRUCTURE (MAXIMUM SIZE NOT TO EXCEED 90 SQ. 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FT AND MAXIMUM HEIGHT NOT TO EXCEED 10 FEET). FOR USE AS A SINGLE (1) FAMILY HOUSEHOLD LIVING. (SIZE AND LOCATION AS SHOWN ON THE PLAN)."},{"number":"869665","date":"2018-06-06","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-08-12","scope":"FOR THE ERECTION OF A NEW THREE (3) STORY ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOT HOUSE, TO BE USED AS SINGLE-FAMILY HOUSEHOLD LIVING (SEE AP#820334 FOR ZONING APPROVAL), AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13D MINIMUM OR BETTER."},{"number":"905940","date":"2018-08-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-26","scope":"TOILET SINK SHOWER WASHER BASEMENT KITCHEN SINK DISPOSAL DISHWASHER 1ST FLOOR TOILET SINK TUB 2ND FLOOR TOILET SINK SHOWER 3RD FLOOR AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"893257","date":"2018-09-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-06-26","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT NEW THREE STORY TOWNHOUSE TO INCLUDEW NEW 1-INCH COMBINED LINE AS PER APPROVED PLANS."},{"number":"909746","date":"2018-09-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-26","scope":"INSTALL MAIN DRAIN,CURB TRAP AND 1\" WATER SERVICE PIPE (SFD)PA20182520176\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"913666","date":"2018-09-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-12","scope":"INSTALL 200AMP SERVICE AND WIRE THROUGHOUT A SFD WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"919292","date":"2018-10-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-26","scope":"INSTALL 2 HVAC UNITS WITH DUCTWORK (SFD)"},{"number":"936390","date":"2018-12-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-26","scope":"INSTALL 2 TON NEW CONDENSER,INSTALL 2 TON COIL,INSTALL 45K BTU 96% AFUE FURNACE,INSTALL 2 TON SYSTEM TO SERVER ON 3RD FL AND 2N FL ALL RELATED DUCT WORK"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"land","p":45000},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2023,"k":"sale","p":485000}],"rented":false,"licenses":[{"number":"486749","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"FERNANDO & ROSARIA GABRIEL","legalName":"FERNANDO & ROSARIA GABRIEL","address":"630 PIERCE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-10-30","latestIssueDate":"2016-03-20","expirationDate":"2017-02-28","inactiveDate":null}],"licenseActivity":[{"number":"486749","type":"Vacant Residential Property / Lot","businessName":"FERNANDO & ROSARIA GABRIEL","legalName":"FERNANDO & ROSARIA GABRIEL","issuedDate":"2009-10-30","latestIssueDate":"2016-03-20","closureDate":"2017-02-28","expirationDate":"2017-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1062% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $37,000 to $430,000","no permit shown in 2020-2022"],"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":"Use permit #820334: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #486749: Closed","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 18 historical violations across 9 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/"},{"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.","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"}]}