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A separate permit is required for any additional alterations that are not specifically addressed on case CF-2020-017472."},{"number":"ZP-2021-013497","date":"2021-11-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"RP-2021-014734","date":"2022-01-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-08-24","scope":"RENOVATION AND FOR THE ERECTION OF A REAR ADDITION TO AN EXISTING ATTACHED STRUCTURE."},{"number":"MP-2022-000586","date":"2022-01-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-19","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. (Install new HVAC, 60,000 btu's, 2 Ton, ductwork & 10 registers)."},{"number":"PP-2022-001792","date":"2022-02-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-19","scope":"Installation sewer, sanitary and water supply lines to fixture unites:2-w/c, 1-badtop, 1-showe, 2-lav, 1-kitchen sink, 1-laundry"},{"number":"EP-2022-001786","date":"2022-02-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-19","scope":"COMPLETE REWIRE, 100AMP SERVICE, 48 RECEPTACLE OUTLETS, 31 LIGHT SWITCHES, 5 GFI OUTLETS, WIRING FOR HVAC UNITS"}],"storyTag":"Renovated & sold on","storyDelta":11.5,"timeline":[{"y":2019,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2020,"k":"sale","p":16000},{"y":2020,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"sale","p":200000}],"rented":true,"licenses":[{"number":"794439","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"IBEME FRANK","legalName":"IBEME FRANK","address":"865 MOSS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-11-14","latestIssueDate":"2018-11-14","expirationDate":"2019-11-13","inactiveDate":"2020-01-12"},{"number":"0954095","type":"Rental","status":"Active","businessName":"Theodora Joseph","legalName":"Theodora Joseph ","address":"865 MOSS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-06-14","latestIssueDate":"2026-06-13","expirationDate":"2027-06-13","inactiveDate":null}],"licenseActivity":[{"number":"0954095","type":"Rental","businessName":"Theodora Joseph","legalName":"Theodora Joseph ","issuedDate":"2024-06-14","latestIssueDate":"2026-06-13","closureDate":null,"expirationDate":"2027-06-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"794439","type":"Vacant Residential Property / Lot","businessName":"IBEME FRANK","legalName":"IBEME FRANK","issuedDate":"2018-11-14","latestIssueDate":"2018-11-14","closureDate":"2020-01-12","expirationDate":"2019-11-13","inactiveDate":"2020-01-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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 2022","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 631% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $19,100 to $139,600","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 23 historical violations across 10 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 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":"26 failed, 5 passed, and 10 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 4, 2021.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #794439: Inactive since Jan 12, 2020","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":"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/"}],"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"}]}