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OBTAINED"},{"number":"VI-2024-031324","date":"2024-05-01","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-10-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-031325","date":"2024-05-01","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-10-17","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-032535","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-08","completedDate":"2026-07-22","violations":[{"number":"VI-2026-019711","date":"2026-04-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2026-07-22","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-019712","date":"2026-04-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2026-07-22","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-019713","date":"2026-04-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2026-07-22","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-019714","date":"2026-04-08","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"CLOSED","resolutionDate":"2026-07-22","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2026-092746","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-22","completedDate":null,"violations":[{"number":"VI-2026-056072","date":"2026-07-22","code":"PM15-110.1","title":"ID STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056073","date":"2026-07-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056074","date":"2026-07-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056075","date":"2026-07-22","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056076","date":"2026-07-22","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056077","date":"2026-07-22","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-092766","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-22","completedDate":null,"violations":[{"number":"VI-2026-056093","date":"2026-07-22","code":"PM15-110.1","title":"ID STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056094","date":"2026-07-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056095","date":"2026-07-22","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056096","date":"2026-07-22","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056097","date":"2026-07-22","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-056098","date":"2026-07-22","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2026,"n":16,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2024-038686","date":"2024-05-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2024-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2024-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2024-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2024-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2024-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2025-01-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2025-02-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2025-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2025-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-038686","date":"2025-10-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-032535","date":"2026-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-092746","date":"2026-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-092766","date":"2026-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-032535","date":"2026-07-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":6,"passes":0},{"y":2025,"fails":4,"passes":1},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96285630356504,"lng":-75.14395366153467,"geom":{"type":"Polygon","coordinates":[[[-75.143873769,39.963083114],[-75.14395603,39.962632689],[-75.144036318,39.962651471],[-75.143941017,39.963098876],[-75.143873769,39.963083114]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":2,"lotArea":4515,"zoning":"RSA5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"329-31 FAIRMOUNT AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR FOR THE ERECTION OF ONE (1) & TWO (2) STORY ADDITIONS & ACCESSORY USE ROOF DECKS & ROOF DECK ACCESS\nSTRUCTURES ABOVE EXISTING BUILDING (NONCONFORMING WITH REGARDS TO REAR YARD DEPTH, REAR YARD AREA, & SIDE YARD WIDTH) TO CREATE A","status":"OPEN","outcome":"Denied","date":"2015-06-03","number":"24914","relatedPermit":"593067"},{"type":"BBS Unsafe","grounds":"See attached","status":"Closed","outcome":"Request Review","date":"2025-02-07","number":"HA-2024-001803","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"Permit addition to combine two existing structures on same lot into one attach four-story structure with two roof deck and one roof deck access structure to use as seven (7) unit multi-family household living.","status":"Completed","outcome":"Granted with conditions","date":"2026-06-26","number":"ZP-2025-012107","relatedPermit":"ZP-2025-012107"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":518200,"taxable":488200,"land":199112,"improvement":319088,"taxableLand":199112,"taxableImprovement":289088,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":518200,"taxable":488200,"land":132659,"improvement":385541,"taxableLand":132659,"taxableImprovement":355541,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":518200,"taxable":488200,"land":132659,"improvement":385541,"taxableLand":132659,"taxableImprovement":355541,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":442200,"taxable":402200,"land":113200,"improvement":329000,"taxableLand":113200,"taxableImprovement":289000,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":963900,"taxable":918900,"land":246751,"improvement":717149,"taxableLand":246751,"taxableImprovement":672149,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":963900,"taxable":918900,"land":246751,"improvement":717149,"taxableLand":246751,"taxableImprovement":672149,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":963900,"taxable":918900,"land":246751,"improvement":717149,"taxableLand":246751,"taxableImprovement":672149,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":1155400,"taxable":1075400,"land":231080,"improvement":924320,"taxableLand":231080,"taxableImprovement":844320,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":1155400,"taxable":1075400,"land":231080,"improvement":924320,"taxableLand":231080,"taxableImprovement":844320,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":1201400,"taxable":1101400,"land":240280,"improvement":961120,"taxableLand":240280,"taxableImprovement":861120,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":1201400,"taxable":1201400,"land":240280,"improvement":961120,"taxableLand":240280,"taxableImprovement":961120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1201400,"taxable":1201400,"land":240200,"improvement":961200,"taxableLand":240200,"taxableImprovement":961200,"exemptLand":0,"exemptImprovement":0}],"taxNow":16817,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2025-007963","date":"2025-08-01","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-10-20","scope":"MAKE SAFE PERMIT- For (Repair Wall to comply with make safe) to resolve case #CF-2024-038686. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2024-038686. “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.”"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"appeal","w":"Appeal denied"},{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"Inspection failed ×6"},{"y":2025,"k":"appeal","w":"Appeal request review"},{"y":2025,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"viol","w":"16 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"0993323","type":"Vacant Residential Property / Lot","status":"Active","businessName":"JFR INVESTMENTS LLC","legalName":"JFR INVESTMENTS LLC","address":"329-31 FAIRMOUNT AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2025-11-12","latestIssueDate":"2025-11-12","expirationDate":"2026-11-11","inactiveDate":null}],"licenseActivity":[{"number":"0993323","type":"Vacant Residential Property / Lot","businessName":"JFR INVESTMENTS LLC","legalName":"JFR INVESTMENTS LLC","issuedDate":"2025-11-12","latestIssueDate":"2025-11-12","closureDate":null,"expirationDate":"2026-11-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","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":["12 open L&I violations","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 118% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $442,200 to $963,900","no permit shown in 2019-2021"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"violations","level":"urgent","title":"12 open L&I violations","finding":"20 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #24914: OPEN · Denied; related permit 593067.","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":"13 failed, 2 passed, and 0 CLOSED investigation outcomes 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/"}],"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"}]}