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SERVICES","status":"COMPLIED","resolutionDate":"2024-02-23","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-010231","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-08","completedDate":"2025-10-21","violations":[{"number":"VI-2024-008456","date":"2024-02-08","code":"A-301.1/40","title":"ROOF TRUSSES","status":"COMPLIED","resolutionDate":"2024-07-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008457","date":"2024-02-08","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-07-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008458","date":"2024-02-08","code":"A-301.1/34","title":"INTERIOR SEPERATIONS","status":"COMPLIED","resolutionDate":"2024-07-23","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-008459","date":"2024-02-08","code":"A-301.1/34","title":"INTERIOR SEPERATIONS","status":"COMPLIED","resolutionDate":"2024-07-23","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-010601","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-02-09","completedDate":null,"violations":[{"number":"VI-2024-008787","date":"2024-02-09","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2024-02-09","resolution":"SVN ISSUED"}]},{"number":"CF-2024-010607","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-02-09","completedDate":null,"violations":[{"number":"VI-2024-008792","date":"2024-02-09","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2024-02-09","resolution":"SVN ISSUED"}]},{"number":"CF-2024-011202","type":"SITE VIOLATION NOTICE","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-02-13","completedDate":null,"violations":[{"number":"VI-2024-009271","date":"2024-02-13","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2024-02-13","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2023,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":7,"worst":null}],"investigations":[{"caseNumber":"512549","date":"2015-11-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"512549","date":"2016-03-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"512549","date":"2016-04-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"512549","date":"2017-11-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"611998","date":"2017-11-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"611998","date":"2017-12-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"611998","date":"2018-02-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"611998","date":"2021-07-16","type":null,"status":"FAILED"},{"caseNumber":"611998","date":"2022-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-110003","date":"2023-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-110003","date":"2023-11-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-010231","date":"2024-02-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-010601","date":"2024-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-010607","date":"2024-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011202","date":"2024-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-110003","date":"2024-02-23","type":null,"status":"PASSED"},{"caseNumber":"611998","date":"2025-09-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-010231","date":"2025-10-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":1},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":4,"passes":1},{"y":2025,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93228677318242,"lng":-75.14621416004688,"geom":{"type":"Polygon","coordinates":[[[-75.146107153,39.932293885],[-75.146115805,39.932252219],[-75.146320959,39.932279816],[-75.146312853,39.932321446],[-75.146107153,39.932293885]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":2,"lotArea":900,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"11725 BRANDON RD, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":118600,"taxable":118600,"land":16920,"improvement":101680,"taxableLand":16920,"taxableImprovement":101680,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":118600,"taxable":118600,"land":36007,"improvement":82593,"taxableLand":36007,"taxableImprovement":82593,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":118600,"taxable":118600,"land":36007,"improvement":82593,"taxableLand":36007,"taxableImprovement":82593,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":155900,"taxable":155900,"land":47331,"improvement":108569,"taxableLand":47331,"taxableImprovement":108569,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":168900,"taxable":168900,"land":51278,"improvement":117622,"taxableLand":51278,"taxableImprovement":117622,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":168900,"taxable":168900,"land":51278,"improvement":117622,"taxableLand":51278,"taxableImprovement":117622,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":168900,"taxable":168900,"land":51278,"improvement":117622,"taxableLand":51278,"taxableImprovement":117622,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":185300,"taxable":185300,"land":37060,"improvement":148240,"taxableLand":37060,"taxableImprovement":148240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":185300,"taxable":185300,"land":37060,"improvement":148240,"taxableLand":37060,"taxableImprovement":148240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":219300,"taxable":219300,"land":43860,"improvement":175440,"taxableLand":43860,"taxableImprovement":175440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":219300,"taxable":219300,"land":43860,"improvement":175440,"taxableLand":43860,"taxableImprovement":175440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":211900,"taxable":211900,"land":42380,"improvement":169520,"taxableLand":42380,"taxableImprovement":169520,"exemptLand":0,"exemptImprovement":0}],"taxNow":3070,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2023-007493","date":"2023-09-06","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-10-12","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures. NO WORK TO THE EXTERIOR-PHC"},{"number":"RP-2023-013731","date":"2024-02-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-02-28","scope":"MAKE SAFE PERMIT TO COMPLY WITH UNSAFE VIOLATION CF-2023-110003 TO INCLUDE STRUCTURAL REPAIRS TO WALLS/FLOORS PER APPROVED PLANS AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED 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. **SEPARATE PERMITS REQUIRED FOR INTERIOR FIT-OUT AND MEP WORK**"},{"number":"MP-2024-000998","date":"2024-03-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-02-28","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Replace existing furnace only, in like & kind, with 125K BTU gas furnace and 3 ton condenser. PER PHC - Condenser to be located to the rear of property with minimal visibility to public right-of-way. ANY NEW DUCTWORK WILL REQUIRE A VALID BUILDING PERMIT"},{"number":"ZP-2025-005460","date":"2025-06-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF A REAR PORTION OF THE STRUCTURE AND THE LEGALIZATION OF A SECOND FLOOR ADDITION. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"MP-2025-002743","date":"2025-08-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Replace existing furnace only, in like & kind, with 125K BTU gas furnace and 3 ton condenser. PER PHC - Condenser to be located to the rear of property with minimal visibility to public right-of-way. No exterior work to front facade permitted as part of this permit."},{"number":"RP-2025-002180","date":"2025-08-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF A PORTION OF THE EXISTING STRUCTURE AND THE LEGALIZATION OF A SECOND FLOOR ADDITION TO AN EXISTING ATTACHED SINGLE-FAMILY STRUCTURE AS PER APPROVED PLAN. *SUBMISSION OF WINDOW, FRONT DOOR, DORMER, AND CORNICE AS-BUILT SHOP DRAWINGS TO THE HISTORICAL COMMISSION FOR FINAL APPROVAL REQUIRED* **SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK**"},{"number":"EP-2024-002109","date":"2025-08-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL TWO 100 AMP CIRCUIT BREAKER PANELS, 2 METER SOCKETS WITH PROPER GROUNDING AND BONDING. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL SMOKE/CO ALARMS WITH BATTERY BACKUP ACCORDING TO THE 2017 NEC."},{"number":"PP-2024-002984","date":"2025-09-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install 10 fixtures on interior renovation"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"sale","p":160000},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"insp","w":"Inspection passed ×2"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: MP-2024-000998 (Expired), MP-2025-002743 (Issued), RP-2025-002180 (Issued), EP-2024-002109 (Issued), PP-2024-002984 (Issued). 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 7 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 21, 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/"}],"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"}]}