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FOR USE AS EXISTING SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"624951","date":"2015-07-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-16","scope":"INSTALL TWO 60,000 BTU GAS FURNACES ONE FURNACE IN BASEMENT FOR BASEMENT AND 2ND FL,2 FURNACE ON 2ND FL FOR 2ND AND 3RD FL WITH AIR AND RELATED DUCT WORK"},{"number":"626895","date":"2015-07-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-03-16","scope":"RUN OUTLETS AND SWITCHES HOT WATER HEATER, SMOKE DETECTORS & 30-HI HATS AS PER NEC 2008 SOUTH DISTRICT"},{"number":"628777","date":"2015-07-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-05","scope":"2-WC, 2-LAV, 2-TUB, 1-KIT SINK - THE INSTALLATION WILL COMPY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"646585","date":"2016-01-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-01-25","scope":"FOR THE LEGALIZATION OF AND ERECTION OF AN ADDITION AT THE 1ST - 3RD FLOORS (REAR) TO AN EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY). FOR CONTINUED USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"616623","date":"2016-01-25","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2016-02-16","scope":"FOR THE LEGALIZATION OF AND ERECTION OF AN ADDITION AT THE 1ST - 3RD FLOORS (REAR) TO AN EXISTING ATTACHED STRUCTURE AND FOR THE ERECTION OF A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY). FOR CONTINUED USE AS SINGLE FAMILY HOUSEHOLD LIVING. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION."},{"number":"634321","date":"2016-01-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-02-16","scope":"FOR THE INSTALLATION OF A ONE (1) INCH COMBINED FIRE SERVICE LINE WITH A WATER METER FOR A SINGLE FAMILY DWELLING; INSTALLATION OF FIRE SUPRESSION SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D."},{"number":"666093","date":"2016-01-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-02","scope":"INSTALL CURB TRAP & FAI-PA1#2016-0251519-\"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":"666668","date":"2016-01-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-02","scope":"1\" DISTRIBUTION RFSS PA20160251519 (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"RP-2021-008751","date":"2021-10-13","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-04-19","scope":"underpinning of foundation as per plan. no other work included"},{"number":"SP-2025-000714","date":"2025-06-12","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"For excavation and underpinning of the side foundation walls as per approved plans."}],"storyTag":"Renovated & sold on","storyDelta":3.32,"timeline":[{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"sale","p":550000},{"y":2017,"k":"sale","p":550000},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":799900},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"201087","type":"Food Preparing and Serving","status":"Inactive","businessName":"ALEXANDER & MARILYN GIACOBETTI","legalName":"ALEXANDER & MARILYN GIACOBETTI","address":"1009 S 7TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"646267","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ALEXANDER GIACOBETTI","legalName":"ALEXANDER GIACOBETTI","address":"1009 S 7TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-10-31","latestIssueDate":"2014-10-31","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"}],"licenseActivity":[{"number":"646267","type":"Vacant Residential Property / Lot","businessName":"ALEXANDER GIACOBETTI","legalName":"ALEXANDER GIACOBETTI","issuedDate":"2014-10-31","latestIssueDate":"2014-10-31","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201087","type":"Food Preparing and Serving","businessName":"ALEXANDER & MARILYN GIACOBETTI","legalName":"ALEXANDER & MARILYN GIACOBETTI","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 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 #26311: CLOSED · Granted; related permit 646585.","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":"4 permits not marked completed: 371832 (EXPIRED), 486833 (EXPIRED), RP-2021-008751 (Expired), SP-2025-000714 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"31 failed, 9 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 31, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #201087: Inactive; Vacant Residential Property / Lot #646267: Inactive since Apr 29, 2015","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 13 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. 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"}]}