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SANITATION","status":"COMPLIED","resolutionDate":"2024-03-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-066112","date":"2023-08-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-03-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-066113","date":"2023-08-31","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-066114","date":"2023-08-31","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-066115","date":"2023-08-31","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-066116","date":"2023-08-31","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-013370","date":"2024-03-01","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2025-03-04","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-013371","date":"2024-03-01","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-013372","date":"2024-03-01","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2025-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013373","date":"2024-03-01","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2025-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013374","date":"2024-03-01","code":"9-3905","title":"VACANT STRUCTURE 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REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-108278","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2021-11-08","completedDate":null,"violations":[{"number":"VI-2021-078212","date":"2021-11-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-078213","date":"2021-11-08","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-078214","date":"2021-11-08","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-07-08","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-089977","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-31","completedDate":"2024-03-01","violations":[{"number":"VI-2023-066110","date":"2023-08-31","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-066111","date":"2023-08-31","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-03-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-066112","date":"2023-08-31","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-03-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-066113","date":"2023-08-31","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-066114","date":"2023-08-31","code":"PM15-304.12","title":"EXTERIOR STRUCTURE HANDRAILS GUARDRAILS","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-066115","date":"2023-08-31","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-066116","date":"2023-08-31","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-03-01","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2024-016235","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-03-01","completedDate":null,"violations":[{"number":"VI-2024-013370","date":"2024-03-01","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2025-03-04","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-013371","date":"2024-03-01","code":"PM15-304.10","title":"EXTERIOR STRUCTURE STAIRS, DECKS, PORCHES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-013372","date":"2024-03-01","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2025-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013373","date":"2024-03-01","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2025-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013374","date":"2024-03-01","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-126368","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-11","completedDate":"2025-04-16","violations":[{"number":"VI-2024-097728","date":"2024-12-11","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2025-04-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-097729","date":"2024-12-11","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-04-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-097730","date":"2024-12-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-04-16","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":7,"worst":null},{"y":2024,"n":8,"worst":null}],"investigations":[{"caseNumber":"267236","date":"2011-02-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"267236","date":"2011-03-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"267236","date":"2011-03-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-108278","date":"2021-11-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-108278","date":"2022-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-089977","date":"2023-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-089977","date":"2023-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-108278","date":"2023-11-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-108278","date":"2024-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-089977","date":"2024-03-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-016235","date":"2024-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-108278","date":"2024-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126368","date":"2024-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126368","date":"2024-12-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016235","date":"2024-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-108278","date":"2025-01-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126368","date":"2025-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016235","date":"2025-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126368","date":"2025-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-108278","date":"2025-07-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":1},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":6,"passes":1},{"y":2025,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968940465767716,"lng":-75.2155222470673,"geom":{"type":"Polygon","coordinates":[[[-75.215478674,39.968845163],[-75.215531817,39.968840856],[-75.21556551,39.969035551],[-75.215513244,39.969041086],[-75.215478674,39.968845163]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":3,"baths":1,"stories":2,"lotArea":1089,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"4650 WESTMINSTER AVE, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":198.93,"principal":121.86,"interest":23.76,"penalty":8.53},{"year":2015,"total":1117.2,"principal":731.98,"interest":76.86,"penalty":51.24},{"year":2016,"total":564.14,"principal":434.64,"interest":6.52,"penalty":4.35}],"taxNet":1880.27,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":27000,"taxable":27000,"land":2942,"improvement":24058,"taxableLand":2942,"taxableImprovement":24058,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":27000,"taxable":27000,"land":4455,"improvement":22545,"taxableLand":4455,"taxableImprovement":22545,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":27000,"taxable":27000,"land":4455,"improvement":22545,"taxableLand":4455,"taxableImprovement":22545,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":31500,"taxable":31500,"land":5198,"improvement":26302,"taxableLand":5198,"taxableImprovement":26302,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":32700,"taxable":32700,"land":5396,"improvement":27304,"taxableLand":5396,"taxableImprovement":27304,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":32700,"taxable":32700,"land":5396,"improvement":27304,"taxableLand":5396,"taxableImprovement":27304,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":32700,"taxable":32700,"land":5396,"improvement":27304,"taxableLand":5396,"taxableImprovement":27304,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":50700,"taxable":50700,"land":10140,"improvement":40560,"taxableLand":10140,"taxableImprovement":40560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":50700,"taxable":50700,"land":10140,"improvement":40560,"taxableLand":10140,"taxableImprovement":40560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":84900,"taxable":84900,"land":16980,"improvement":67920,"taxableLand":16980,"taxableImprovement":67920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":84900,"taxable":84900,"land":16980,"improvement":67920,"taxableLand":16980,"taxableImprovement":67920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":86300,"taxable":86300,"land":17260,"improvement":69040,"taxableLand":17260,"taxableImprovement":69040,"exemptLand":0,"exemptImprovement":0}],"taxNow":1188,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-003410","date":"2025-04-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-30","scope":"FOR PARTIAL DEMOLITION AT THE SIDE AND REAR OF EXISTING ATTACHED STRUCTURE AS SHOWN IN PLANS."},{"number":"RP-2025-003433","date":"2025-04-09","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-06-30","scope":"**MAKE SAFE PERMIT** FOR PARTIAL DEMO AND REPLACEMENT & SISTERING OF FLOOR/ROOF JOIST AS PER APPROVED PLANS TO COMPLY WITH VIOLATION CASE #CF-2021-108278. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. 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."},{"number":"ZP-2025-010785","date":"2025-11-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2025-011404","date":"2025-11-17","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"For interior and exterior alterations to an existing structure to convert for the use as a two-family dwelling per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Basement to remain non-habitable, to be used for storage and utilities only."},{"number":"EP-2025-011212","date":"2026-02-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install a 400-amp electrical service and three (3) meter packs with proper grounding and bonding. Install one 100-amp subpanel for the house and one 200-amp subpanel for each of the two dwelling units. Install wiring, lighting, switches, exit signs, emergency lighting, and receptacle outlets. Install interconnected smoke and carbon monoxide alarms. All work to be done according to the 2017 NEC and per approved plans."},{"number":"PP-2026-004120","date":"2026-04-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REPLACE 2 hot water tanks, 2 kitchen sinks, 2 tubs, 2 toilets and 2 bathroom sinks."},{"number":"MP-2026-002013","date":"2026-04-10","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. Installing mini split system as following: Unit 1: 1 unit/3 heads Unit 2: 1 unit/3 heads"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"viol","w":"8 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2024,"k":"sale","p":40000},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["5 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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 2025, 2026"],"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":"4 permits not marked completed: RP-2025-011404 (Issued), EP-2025-011212 (Issued), PP-2026-004120 (Issued), MP-2026-002013 (Issued).","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":"5 open L&I violations","finding":"19 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 8, 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"}]}