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DR, WILLIAMSTOWN NJ, 08094","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CONVERT USE TO VACANT COMMERCIAL SPACE ON THE FIRST STORY AND THREE RESIDENTIAL UNITS ON THE SECOND AND THIRD STORY TO AN EXISTING THREE STORY STRUCTURE. USE REGISTRATION OF FIRST FLOOR REQUIRED PRIOR TO OCCUPANCY.","status":"CLOSED","outcome":"Granted with conditions","date":"2015-07-21","number":"24232","relatedPermit":"576421"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a Garage space (personal vehicle repair and maintenance) on the first floor of an existing structure with other existing uses in the structure as previously approved.","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2025-06-26","number":"ZP-2024-011642","relatedPermit":"ZP-2024-011642"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For an auto repair in the existing rear garage as part of an existing structure with other existing uses in the structure as previously approved.","status":"Prepare Meeting","outcome":null,"date":"2026-11-04","number":"ZP-2026-005721","relatedPermit":"ZP-2026-005721"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82200,"taxable":82200,"land":16800,"improvement":65400,"taxableLand":16800,"taxableImprovement":65400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":82200,"taxable":82200,"land":13563,"improvement":68637,"taxableLand":13563,"taxableImprovement":68637,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":82200,"taxable":82200,"land":13563,"improvement":68637,"taxableLand":13563,"taxableImprovement":68637,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":159000,"taxable":159000,"land":26200,"improvement":132800,"taxableLand":26200,"taxableImprovement":132800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":164900,"taxable":164900,"land":24735,"improvement":140165,"taxableLand":24735,"taxableImprovement":140165,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":164900,"taxable":164900,"land":24735,"improvement":140165,"taxableLand":24735,"taxableImprovement":140165,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":164900,"taxable":164900,"land":24735,"improvement":140165,"taxableLand":24735,"taxableImprovement":140165,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":164900,"taxable":164900,"land":32980,"improvement":131920,"taxableLand":32980,"taxableImprovement":131920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":164900,"taxable":164900,"land":32980,"improvement":131920,"taxableLand":32980,"taxableImprovement":131920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":390800,"taxable":390800,"land":78160,"improvement":312640,"taxableLand":78160,"taxableImprovement":312640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":390800,"taxable":290800,"land":78160,"improvement":312640,"taxableLand":78160,"taxableImprovement":212640,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":311200,"taxable":211200,"land":62240,"improvement":248960,"taxableLand":62240,"taxableImprovement":148960,"exemptLand":0,"exemptImprovement":100000}],"taxNow":4071,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"234784","date":"2009-08-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-09-01","scope":"REPLACE HOUSE TRAP"},{"number":"576421","date":"2015-07-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-29","scope":"CONVERT USE TO VACANT COMMERCIAL SPACE ON THE FIRST STORY AND THREE RESIDENTIAL UNITS ON THE SECOND AN THIRD STORY TO AN EXISTING THREE STORY STRUCTURE. USE REGISTRATION OF FIRST FLOOR REQUIRED PRIOR TO OCCUPANCY."},{"number":"644601","date":"2016-01-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-06","scope":"FOR INTERIOR LEVEL 3 ALTERATIONS TO EXISTING ATTACHED STRUCTURE AS PER PLANS. CERTIFICATE OF OCCUPANCY FOR RESIDENTIAL PORTION ONLY. SEPARATE CERTIFICATE OF OCCUPANCY IS REQUIRED FOR COMMERCIAL/STORAGE PORTION. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"673081","date":"2016-04-07","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-04-07","scope":"ADMINISTRATIVE APPROVAL FOR A/P # 576421, CAL # 24232 FOR ELIMINATION OF THE COMMERCIAL SPACE ON 1ST FLOOR AND USE AS A THREE FAMILY DWELLING FROM 1ST FLOOR TO 3RD FLOORS AND ACCESSORY STORAGE AND COMMON SPACE FOR THE RESIDENCE IN THE ONE STORY ATTACHED STRUCTURE ON THE REAR."},{"number":"683803","date":"2016-05-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"TO AMEND BUILDING PERMIT #644601 TO CONVERT THE SEPARATE COMMERCIAL/STORAGE SPACE INTO AN ACCESSORY STORAGE SPACE FOR DWELLING UNIT. NO CHANGE IN APPROVED PLANS. THE ENTIRE STRUCTURE INCLUDING THE ACCESSORY STORAGE SPACE MUST BE PROTECT WITH APPROVED FIRE SUPPRESSION SYSTEM."},{"number":"704818","date":"2016-07-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"INSTALL ALL ROUGH AND FINISH PLUMBING FOR 3-BATH TUBS, 3-LAVS, 3-KITCHEN SINKS, 3-TOILETS, & 3-LAUNDRY TUBS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"692367","date":"2016-09-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-02-06","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13RD, WITH A 1 1/2-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"702659","date":"2017-02-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-08","scope":"NEW 300AMP SERVICE TOTAL REWIRE AS PER PLANS AND 2008 NEC. INSTALL FIRE ALARM SYSTEM AS PER NFPA 72. (WEST DISTRICT)"},{"number":"ZP-2024-011642","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-06-27","scope":null},{"number":"ZP-2026-005721","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Renovated & sold on","storyDelta":9.58,"timeline":[{"y":2017,"k":"permit","w":"Electrical"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"sale","p":349000},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":true,"licenses":[{"number":"674474","type":"Rental","status":"Closed","businessName":"GILLER REALTY LLC (KYLE HONG PING AGENT)","legalName":"GILLER REALTY LLC","address":"1718 N 55TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2015-08-17","latestIssueDate":"2015-08-17","expirationDate":"2016-08-31","inactiveDate":"2016-10-30"},{"number":"709758","type":"Rental","status":"Closed","businessName":"Giller Realty LLC","legalName":"Giller Realty LLC","address":"1718 N 55TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2016-08-02","latestIssueDate":"2024-07-23","expirationDate":"2025-08-30","inactiveDate":null},{"number":"0986861","type":"Rental","status":"Active","businessName":"Jalen Howard","legalName":"Jalen Howard","address":"1718 N 55TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-08-21","latestIssueDate":"2025-08-21","expirationDate":"2026-08-20","inactiveDate":null}],"licenseActivity":[{"number":"0986861","type":"Rental","businessName":"Jalen Howard","legalName":"Jalen Howard","issuedDate":"2025-08-21","latestIssueDate":"2025-08-21","closureDate":null,"expirationDate":"2026-08-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"709758","type":"Rental","businessName":"Giller Realty LLC","legalName":"Giller Realty LLC","issuedDate":"2016-08-02","latestIssueDate":"2024-07-23","closureDate":"2025-08-30","expirationDate":"2025-08-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"674474","type":"Rental","businessName":"GILLER REALTY LLC (KYLE HONG PING AGENT)","legalName":"GILLER REALTY LLC","issuedDate":"2015-08-17","latestIssueDate":"2015-08-17","closureDate":"2016-10-30","expirationDate":"2016-08-31","inactiveDate":"2016-10-30","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 137% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $164,900 to $390,800","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":"Appeal #24232: CLOSED · Granted with conditions; related permit 576421. Use permit #576421: COMPLETED. The history also contains “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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: ZP-2024-011642 (Refused), ZP-2026-005721 (Denied).","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":"4 open L&I violations","finding":"14 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (920 MANNINGTON DR, WILLIAMSTOWN NJ, 08094).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1960 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":"8 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 22, 2026.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Emergency and Standby Power Systems Certification: Certified through Jan 28, 2027; Sprinkler Certification: Certified through Jan 28, 2027; Fire Alarm Certification: Certified through Jan 28, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}