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Variance","grounds":"PERMIT FOR USE AS FOUR(4) DWELLING UNITS IN AN EXISTING STRUCTURE.","status":"Completed","outcome":"Granted with conditions","date":"2021-04-27","number":"ZP-2020-007805","relatedPermit":"ZP-2020-007805"},{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2024-02-13","number":"HA-2023-005047","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":181400,"taxable":181400,"land":19608,"improvement":161792,"taxableLand":19608,"taxableImprovement":161792,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":181400,"taxable":181400,"land":28843,"improvement":152557,"taxableLand":28843,"taxableImprovement":152557,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":181400,"taxable":181400,"land":28843,"improvement":152557,"taxableLand":28843,"taxableImprovement":152557,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":318000,"taxable":318000,"land":50563,"improvement":267437,"taxableLand":50563,"taxableImprovement":267437,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":263300,"taxable":263300,"land":42100,"improvement":221200,"taxableLand":42100,"taxableImprovement":221200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":263300,"taxable":263300,"land":42100,"improvement":221200,"taxableLand":42100,"taxableImprovement":221200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":263300,"taxable":263300,"land":42100,"improvement":221200,"taxableLand":42100,"taxableImprovement":221200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":343700,"taxable":343700,"land":68744,"improvement":274956,"taxableLand":68744,"taxableImprovement":274956,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":343720,"taxable":343720,"land":68744,"improvement":274976,"taxableLand":68744,"taxableImprovement":274976,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":469600,"taxable":469600,"land":93920,"improvement":375680,"taxableLand":93920,"taxableImprovement":375680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":469600,"taxable":469600,"land":93920,"improvement":375680,"taxableLand":93920,"taxableImprovement":375680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":452000,"taxable":452000,"land":90400,"improvement":361600,"taxableLand":90400,"taxableImprovement":361600,"exemptLand":0,"exemptImprovement":0}],"taxNow":6573,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-007805","date":"2021-04-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-006275","date":"2022-11-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-03","scope":"MAKE-SAFE PERMIT: FOR THE REMOVAL OF A REAR PORTION OF THE EXISTING ATTACHED STRUCTURE AND THE INFILL OF THE EXISITNG WALL OPENING TO RESOLVE CASE CF-2022-095705. ALL WORK TO BE DONE PER APPROVED PLANS AND ENGINEERING INSPECTION LETTER. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. “A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.” A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE CF-2022-095705. \"IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION.\""},{"number":"CP-2023-004621","date":"2024-05-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-05","scope":"FOR LEVEL II ALTERATIONS AND CHANGE OF OCCUPANCY PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. *AMEND 10-23-24; REVISED FLOOR PLAN PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"FP-2024-002080","date":"2024-10-02","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-01-21","scope":"Rough-In Permit for FP-2024-002069 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO THE BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13R SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13R SUPPLY AND INSTALL NEW 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"EP-2024-009988","date":"2024-10-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-30","scope":"Install All New Lighting, Outlets And Switches In 1st Floor Apt To 2017 NEC Code (Existing Panel)"},{"number":"FP-2024-002069","date":"2025-01-17","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-05","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2BFSS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2024-015813","date":"2025-03-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-05","scope":"INTERIOR ALTERATION TO 3 FAMILY DWELLING. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 16 FIXTURES. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"PP-2026-008355","date":"2026-06-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-07-15","scope":"Replacement of complete 3/4\" water service, replacement of curb trap & fresh air inlet"}],"storyTag":"Renovated & sold on","storyDelta":1.66,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"sale","p":385000},{"y":2023,"k":"viol","w":"10 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"627216","type":"Rental","status":"Closed","businessName":"CHENG XING INVESTMENT LLC","legalName":"CHENG XING INVESTMENT LLC","address":"1515 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2014-05-01","latestIssueDate":"2015-04-01","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"712051","type":"Rental","status":"Closed","businessName":"CHENG XING INVESTMENT LLC","legalName":"CHENG XING INVESTMENT LLC","address":"1515 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-08-23","latestIssueDate":"2019-07-18","expirationDate":"2020-08-22","inactiveDate":null},{"number":"0987283","type":"Rental","status":"Active","businessName":"Shengfei Lin","legalName":"Shengfei Lin","address":"1515 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-08-26","latestIssueDate":"2025-08-26","expirationDate":"2026-08-25","inactiveDate":null}],"licenseActivity":[{"number":"0987283","type":"Rental","businessName":"Shengfei Lin","legalName":"Shengfei Lin","issuedDate":"2025-08-26","latestIssueDate":"2025-08-26","closureDate":null,"expirationDate":"2026-08-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"712051","type":"Rental","businessName":"CHENG XING INVESTMENT LLC","legalName":"CHENG XING INVESTMENT LLC","issuedDate":"2014-05-01","latestIssueDate":"2019-07-18","closureDate":"2020-08-22","expirationDate":"2020-08-22","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024, 2025, 2026"],"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-2020-007805: Completed · Granted with conditions; related permit ZP-2020-007805. The history also contains “PERM Z- NEW USE.”","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 19 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 8, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 6 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 3, 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":"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/"}],"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"}]}