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EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":3,"baths":2,"stories":3,"lotArea":1080,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"8055 GNATSTOWN RD, HANOVER PA, 17331","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":140800,"taxable":140800,"land":20520,"improvement":120280,"taxableLand":20520,"taxableImprovement":120280,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":140800,"taxable":140800,"land":84480,"improvement":56320,"taxableLand":84480,"taxableImprovement":56320,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":140800,"taxable":140800,"land":84480,"improvement":56320,"taxableLand":84480,"taxableImprovement":56320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":584100,"taxable":584100,"land":166468,"improvement":417632,"taxableLand":166468,"taxableImprovement":417632,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":633000,"taxable":633000,"land":189900,"improvement":443100,"taxableLand":189900,"taxableImprovement":443100,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":633000,"taxable":633000,"land":189900,"improvement":443100,"taxableLand":189900,"taxableImprovement":443100,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":544000,"taxable":544000,"land":163200,"improvement":380800,"taxableLand":163200,"taxableImprovement":380800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":544000,"taxable":544000,"land":108800,"improvement":435200,"taxableLand":108800,"taxableImprovement":435200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":544000,"taxable":544000,"land":108800,"improvement":435200,"taxableLand":108800,"taxableImprovement":435200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":680500,"taxable":680500,"land":136100,"improvement":544400,"taxableLand":136100,"taxableImprovement":544400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":680500,"taxable":680500,"land":136100,"improvement":544400,"taxableLand":136100,"taxableImprovement":544400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":697600,"taxable":697600,"land":139520,"improvement":558080,"taxableLand":139520,"taxableImprovement":558080,"exemptLand":0,"exemptImprovement":0}],"taxNow":9526,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"551153","date":"2014-07-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-08-17","scope":"MASONRY FRONT WALL - REMOVE EXISTING 3 STORY FRONT MASONRY WALL. REPLACE WITH NEW 8 INCH MASONRY WALL, (4\" BRICK & 4\" BLOCK) ON EXISTING FOUNDATION. WINDOWS AND DOOR SAME LOCATION & SHALL COMPLY WITH THE 2009 INTERNATIONAL ENERGY EFFICIENCY CODE, U FACTOR OF .35, AND WITH EMERGENCY EGRESS STANDARDS AS PER IRC. NEW DOOR OPENING FOR 36 INCH DOOR. HORIZONTAL REINFORCEMENT (DURAWALL) EVERY 24 INCHES. INSTALL RETURNS INTO PARTY WALLS FOR STRUCTURAL CONNECTION. FLASH AND SEAL ROOF TO NEW FRONT. INSTALL 2 X 4 FRAME WALL, R-19 INSULATION AND SHEETROCK ON INTERIOR FRONT WALL FOR FINISH. NO OTHER WORK ALLOWED UNDER THIS PERMIT. *** THE LISTED GENERAL CONTRACTOR, JACKSON SYNERGY CONSTRUCTION LLC, HAS NO EMPLOYEES AS PER NOTARIZED LETTER.ALL SUB-CONTRACTORS ARE TO BE LICENSED IN THE CITY OF PHILADELPHIA, AND LISTED ON PERMIT. A SUB-CONTRACTORS LIST IS TO BE GIVEN TO THE INSPECTOR BEFORE ANY WORK STARTS."},{"number":"661294","date":"2015-12-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-12-31","scope":"USE AS A SINGLE FALMILY"},{"number":"660864","date":"2015-12-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-07","scope":"EZ PERMIT STANDARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"673397","date":"2016-03-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-20","scope":"NEW STACK WITH DRAINS TO FIXTURES VENT THRU ROOF. INSTALL FIXTURES GASLINES TO APPLIANCES WATER LINES TO ALL FIXTURES PER 2008 NEC (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"678844","date":"2016-03-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW 200AMP SERVICE COMPLETE WITH METER AND PANEL, BRANCH CIRCUIT WIRING, OUTLETS, LIGHTING, CABLE/TELEPHONE DROPS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"686265","date":"2016-04-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-26","scope":"INSTALL (1) HEAT PUMP SYSTEM WITH DUCTWORK. (SFD)"},{"number":"ZP-2021-008658","date":"2021-08-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ROOF DECK WITH 42-INCH GUARD RAILS, AT THE THIRD FLOOR LEVEL. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."}],"storyTag":"New construction","storyDelta":0.58,"timeline":[{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"viol","w":"7 L&I violations"},{"y":2017,"k":"viol","w":"6 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×4"},{"y":2019,"k":"sale","p":475000},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"278238","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"RONALD MCCOY","legalName":"RONALD MCCOY","address":"910 S 12TH ST","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2003-04-04","latestIssueDate":"2003-04-04","expirationDate":"2004-02-29","inactiveDate":null},{"number":"673193","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"LARRY & APRILLE MCCOY","legalName":"LARRY & APRILLE MCCOY","address":"910 S 12TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-08-04","latestIssueDate":"2015-08-04","expirationDate":"2016-08-31","inactiveDate":"2016-10-30"}],"licenseActivity":[{"number":"673193","type":"Vacant Residential Property / Lot","businessName":"LARRY & APRILLE MCCOY","legalName":"LARRY & APRILLE MCCOY","issuedDate":"2015-08-04","latestIssueDate":"2015-08-04","closureDate":"2016-10-30","expirationDate":"2016-08-31","inactiveDate":"2016-10-30","status":"Closed","statusLabel":"Inactive","active":false},{"number":"278238","type":"Vacant Residential Property / Lot","businessName":"RONALD MCCOY","legalName":"RONALD MCCOY","issuedDate":"2003-04-04","latestIssueDate":"2003-04-04","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 25% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $544,000 to $680,500","no permit shown in 2024-2026"],"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 #661294: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 26, 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":"Vacant Residential Property / Lot #278238: Inactive; Vacant Residential Property / Lot #673193: Closed since Oct 30, 2016","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 18 historical violations across 6 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"}]}