{"asOf":"2026-07-30T01:42:12.734Z","block":"8400-8499 STENTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8400-8499-stenton-ave","address":"8416 STENTON AVE","parcelNumber":"091253225","source":"https://property.phila.gov/?p=091253225","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"B36","buildingCodeNew":"10","buildingClass":"DET W/GAR 2 STY FRAME","buildingClassNew":"COLONIAL","useLabel":"House","owner":"LACHAT FREDERICK T JR","coOwner":"LACHAT 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STENTON AVE, PHILADELPHIA PA, 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PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"INSTALL STORM AND SANITARY SEWER FROM SEWER TO CURB TRAP ENDING FOR FUTURE USE."},{"number":"211683","date":"2009-04-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-04-28","scope":"ERECTION OF TWO STORY STRUCTURE WITH ATTACHED GARAGE FOR USE AS A SINGLE FAMILY DWELLING"},{"number":"214700","date":"2009-08-06","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2010-03-31","scope":"ERECTION OF A TWO STORY STRUCTURE WITH ATTACHED GARAGE FOR USE AS A SINGLE FAMILY DWELLING AS PER PLAN."},{"number":"243472","date":"2009-10-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-03-31","scope":"SUPPLY AND INSTALL PLUMBING FOR NEW PROPERTY...TO INCLUDE DOMESTIC WATER SERVICE AND SANITARY SEWER TO EXISTING LATERAL AND CURB BOX. THREE SHOWERS,SINKS AND WATER CLOSETS, WATER HEATER, WASHING MACHINE, KITCHEN SINK AND DISPOSAL"},{"number":"250879","date":"2009-12-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-09","scope":"200 AMP SERVICE. 1-220 LINE FOR AIR CONDITIONER, 1-220 LINE FOR OVEN, 1-110 LINE FOR HOUSE HEATER AND ONE FOR WATER HEATER. (48)SWITCHES, (22)LIGHT OUTLETS AND (60)RECEPTACLES......... IN ACCORDANCE WITH 2005 NEC"},{"number":"257011","date":"2010-03-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-03-31","scope":"INSTALL 5 TON LENNOX HEAT PUMP W/ALL NECESSARY EQUIPMENT AND DUCTWORK. ELECTRICAL WIRING BY OTHERS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Zoning/use"},{"y":2009,"k":"permit","w":"New construction"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #211683: COMPLETED.","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/"}],"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.","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"}]}