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INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97209909965692,"lng":-75.20965392382047,"geom":{"type":"Polygon","coordinates":[[[-75.209569607,39.972219436],[-75.20968622,39.971964041],[-75.209738103,39.971978391],[-75.20962221,39.97223361],[-75.209569607,39.972219436]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":1536,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6100,"taxable":6100,"land":6100,"improvement":0,"taxableLand":6100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":8300,"taxable":8300,"land":8300,"improvement":0,"taxableLand":8300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":8300,"taxable":8300,"land":8300,"improvement":0,"taxableLand":8300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":8300,"taxable":8300,"land":8300,"improvement":0,"taxableLand":8300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":8300,"taxable":8300,"land":8300,"improvement":0,"taxableLand":8300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":8300,"taxable":8300,"land":8300,"improvement":0,"taxableLand":8300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":8300,"taxable":8300,"land":8300,"improvement":0,"taxableLand":8300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":25000,"taxable":25000,"land":25000,"improvement":0,"taxableLand":25000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":25000,"taxable":25000,"land":25000,"improvement":0,"taxableLand":25000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":57900,"taxable":57900,"land":57900,"improvement":0,"taxableLand":57900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":57900,"taxable":57900,"land":57900,"improvement":0,"taxableLand":57900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":54300,"taxable":54300,"land":54300,"improvement":0,"taxableLand":54300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":810,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-004236","date":"2022-04-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-11-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECKS AND ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLANS. [AMENDMENT 6/1/2023 FOR A CHANGE TO STRUCTURE HEIGHT AS PER APPROVED PLANS.]"},{"number":"CP-2022-007107","date":"2023-08-04","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-17","scope":"FOR THE ERECTION OF AN ATTACHED 3 STORY STRUCTURE WITH ROOF ACCESS STRUCTURE FOR ACCESS TO ROOF DECK. STRUCTURE FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING WITH FOUR (4) DWELLING UNITS. BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK. ** UNDERPINNING REQUIRED FOR INSTALLATION OF A MAT SLAB FOUNDATION ** **AMENDMENT (8-12-2025) CORRECTING SPRINKLER SYSTEM FROM NFPA 13R TO NFPA 13. NO PLANS WITH THIS AMENDMENT."},{"number":"MP-2025-003395","date":"2025-06-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-17","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2025-008081","date":"2025-06-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-17","scope":"NEW CONSTRUCTION OF QUADPLEX. EXTERIOR INSTALLATION OF STORM AND SANITARY CURB TRAP, FAI, MAIN DRAIN, AND 1 1/2 WATER DISTRIBUTION PIPE. INTERIOR INSTALLTION OF DRAINAGE WASTE, VENT, AND WAYER SUPPLY FOR LISTED FIXTURES. EXTERIOR PIPING TO BE IN ACCORDANCE WITH PWD APPROVED UTILITY PLAN. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"EP-2025-005926","date":"2025-08-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-30","scope":"INSTALL 400 AMP MAIN SERVICE EQUIPMENT, GROUNDING, AND SUB FEEDERS INCLUDING METER PACKS FOR 4 APARTMENTS AND LANDLORD PANEL. WIRING THROUGHOUT. INSTALL LIGHTING, RECEPTACLES, SWITCHES, AND SMOKE ALARMS AS PER 2017 NEC. INSTALL FIRE ALARM AS PER 2016 NFPA 72."},{"number":"FP-2025-001610","date":"2025-08-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-11-17","scope":"TO INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2 INCH WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"}],"storyTag":"Torn down & rebuilt","storyDelta":9,"timeline":[{"y":2013,"k":"viol","w":"3 L&I violations"},{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"sale","p":15000},{"y":2022,"k":"sale","p":85000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2025,"k":"sale","p":150000},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"385172","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"PHILLIPPE P RIVERA JR","legalName":"PHILLIPPE P RIVERA JR","address":"4237 MANTUA AVE","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2006-09-20","latestIssueDate":"2006-09-20","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"718916","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ATL DEVELOPMENT CORPORATION","legalName":"ATL DEVELOPMENT CORPORATION","address":"4237 MANTUA AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-11-07","latestIssueDate":"2016-11-07","expirationDate":"2017-11-06","inactiveDate":"2018-01-05"},{"number":"0994597","type":"Rental","status":"Active","businessName":"2025 Lots LLC","legalName":"2025 Lots LLC ","address":"4237 MANTUA AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-12-01","latestIssueDate":"2025-12-01","expirationDate":"2026-11-30","inactiveDate":null}],"licenseActivity":[{"number":"0994597","type":"Rental","businessName":"2025 Lots LLC","legalName":"2025 Lots LLC ","issuedDate":"2025-12-01","latestIssueDate":"2025-12-01","closureDate":null,"expirationDate":"2026-11-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"718916","type":"Vacant Residential Property / Lot","businessName":"ATL DEVELOPMENT CORPORATION","legalName":"ATL DEVELOPMENT CORPORATION","issuedDate":"2016-11-07","latestIssueDate":"2016-11-07","closureDate":"2018-01-05","expirationDate":"2017-11-06","inactiveDate":"2018-01-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"385172","type":"Vacant Residential Property / Lot","businessName":"PHILLIPPE P RIVERA JR","legalName":"PHILLIPPE P RIVERA JR","issuedDate":"2006-09-20","latestIssueDate":"2006-09-20","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":4,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 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":"The record identifies more than one dwelling/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":"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 (446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 27, 2011.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #385172: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #718916: Inactive since Jan 5, 2018","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 17 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/"}]}