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Variance","grounds":"PERMIT FOR THE ERECTION OF A DETACHED STRUCTURE WITH A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES ABOVE. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING CONTAINING SIXTEEN (16) DWELLING UNITS AND SIX (6) CLASS 1A BICYCLE PARKING SPACES. SIZ","status":"Completed","outcome":"Denied","date":"2026-01-09","number":"ZP-2024-010369","relatedPermit":"ZP-2024-010369"},{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR THE ERECTION OF A DETACHED STRUCTURE WITH A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES ABOVE. FOR GROUP LIVING WITH A MAXIMUM OF FIFTY (50) OCCUPANTS. FOR SIX (6) CLASS 1A BICYCLE PARKING SPACES. CURB CUT FOR LO","status":"Scheduled","outcome":null,"date":"2026-07-07","number":"ZP-2024-010368","relatedPermit":"ZP-2024-010368"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A DETACHED BUILDING TO INCLUDE ROOF DECK, ROOF DECK ACCESS STRUCTURES, AND SIX (6) CLASS 1A BICYCLE PARKING SPACES. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (EIGHTEEN (18) DWELLING UNITS. SIZE AND LOCATION AS SHOW","status":"Prepare Meeting","outcome":null,"date":"2026-09-23","number":"ZP-2026-002792","relatedPermit":"ZP-2026-002792"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"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":11200,"taxable":11200,"land":11200,"improvement":0,"taxableLand":11200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":11200,"taxable":11200,"land":11200,"improvement":0,"taxableLand":11200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":11200,"taxable":11200,"land":11200,"improvement":0,"taxableLand":11200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":11200,"taxable":11200,"land":11200,"improvement":0,"taxableLand":11200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":11200,"taxable":11200,"land":11200,"improvement":0,"taxableLand":11200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":11200,"taxable":11200,"land":11200,"improvement":0,"taxableLand":11200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":23500,"taxable":23500,"land":23500,"improvement":0,"taxableLand":23500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":23500,"taxable":23500,"land":23500,"improvement":0,"taxableLand":23500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":37000,"taxable":37000,"land":37000,"improvement":0,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":37000,"taxable":37000,"land":37000,"improvement":0,"taxableLand":37000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":48400,"taxable":48400,"land":48400,"improvement":0,"taxableLand":48400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":518,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2024-004535","date":"2024-08-01","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-12","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (CONSOLIDATED PREMISES A) AND TO EXTINGUISH ALLEY AREA 1 AND ALLEY AREA 2 FROM EXISTING THREE (3) LOTS (4283 VIOLA ST, 4285 VIOLA ST AND 4287 VIOLA ST). SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2024-009054","date":"2024-08-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-12","scope":"Vacant"},{"number":"ZP-2024-010368","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES ABOVE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"ZP-2026-002792","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null},{"number":"ZP-2024-010369","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2026-01-23","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES ABOVE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"permit","w":"Lot Line Relocation"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal denied"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-21","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":["2 open L&I violations","failed L&I inspection activity in 2023, 2024, 2025"],"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":["2 permit events since 2023","3 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-010369: Completed · Denied; related permit ZP-2024-010369.","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":"3 permits not marked completed: ZP-2024-010368 (Denied), ZP-2026-002792 (Denied), ZP-2024-010369 (Refused).","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":"2 open L&I violations","finding":"18 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":"12 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 5, 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/"}]}