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BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-078017","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-29","completedDate":null,"violations":[{"number":"VI-2026-048058","date":"2026-06-29","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-048059","date":"2026-06-29","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-078023","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-29","completedDate":null,"violations":[{"number":"VI-2026-048062","date":"2026-06-29","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2011,"n":5,"worst":null},{"y":2016,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2021,"n":3,"worst":null},{"y":2025,"n":3,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"129012","date":"2007-09-21","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"275400","date":"2011-05-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"275400","date":"2011-05-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"280518","date":"2011-06-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"280518","date":"2011-07-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"522380","date":"2016-03-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"526287","date":"2016-04-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"522380","date":"2016-08-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"522380","date":"2016-11-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"526287","date":"2017-11-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"526287","date":"2018-03-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"526287","date":"2019-07-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2021-025676","date":"2021-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025676","date":"2021-07-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025676","date":"2021-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025676","date":"2023-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-037427","date":"2025-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-078017","date":"2026-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-078023","date":"2026-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-078017","date":"2026-07-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":2,"passes":2},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2021,"fails":3,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00762234233269,"lng":-75.16611779894059,"geom":{"type":"Polygon","coordinates":[[[-75.165996921,40.007919711],[-75.166133135,40.007311006],[-75.166238676,40.007324973],[-75.166102463,40.007933679],[-75.165996921,40.007919711]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":3,"lotArea":6750,"zoning":"RSA3","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"645 N 36TH ST UNIT C, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A NEW SEMI-DETACHED STRUCTURE WITHIN THE FRAMING OF A PREVIOUSLY DEMOLISHED STRUCTURE. FOR MULTI-FAMILY HOUSEHOLD LIVING WITH TWELVE (12) DWELLING UNITS. FOR THREE (3) ACCESSORY OFF-STREET SURFACE PARKING \nSPACES ","status":"Completed","outcome":"Granted with conditions","date":"2026-07-06","number":"ZP-2025-001635","relatedPermit":"ZP-2025-001635"}],"taxYears":[{"year":2010,"total":283.45,"principal":38.04,"interest":34.15,"penalty":5.05},{"year":2011,"total":347.48,"principal":200.53,"interest":93.24,"penalty":14.04},{"year":2012,"total":340.18,"principal":208.25,"interest":78.09,"penalty":14.58},{"year":2013,"total":331.07,"principal":215.74,"interest":61.49,"penalty":15.1},{"year":2014,"total":1077.53,"principal":735.06,"interest":143.33,"penalty":51.45},{"year":2015,"total":1007.41,"principal":735.06,"interest":77.18,"penalty":51.45},{"year":2016,"total":926.19,"principal":767.86,"interest":11.52,"penalty":7.68}],"taxNet":4313.31,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":47700,"taxable":47700,"land":28604,"improvement":19096,"taxableLand":28604,"taxableImprovement":19096,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":47700,"taxable":47700,"land":14310,"improvement":33390,"taxableLand":14310,"taxableImprovement":33390,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":47700,"taxable":47700,"land":14310,"improvement":33390,"taxableLand":14310,"taxableImprovement":33390,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":28900,"taxable":28900,"land":8670,"improvement":20230,"taxableLand":8670,"taxableImprovement":20230,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":29800,"taxable":29800,"land":8940,"improvement":20860,"taxableLand":8940,"taxableImprovement":20860,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":29800,"taxable":29800,"land":8940,"improvement":20860,"taxableLand":8940,"taxableImprovement":20860,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":29800,"taxable":29800,"land":8940,"improvement":20860,"taxableLand":8940,"taxableImprovement":20860,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":213300,"taxable":213300,"land":42660,"improvement":170640,"taxableLand":42660,"taxableImprovement":170640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":213300,"taxable":213300,"land":42660,"improvement":170640,"taxableLand":42660,"taxableImprovement":170640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":43800,"taxable":43800,"land":8760,"improvement":35040,"taxableLand":8760,"taxableImprovement":35040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":43800,"taxable":43800,"land":8760,"improvement":35040,"taxableLand":8760,"taxableImprovement":35040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":93200,"taxable":93200,"land":18640,"improvement":74560,"taxableLand":18640,"taxableImprovement":74560,"exemptLand":0,"exemptImprovement":0}],"taxNow":613,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-015081","date":"2021-11-18","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the complete demolition of the existing structure. Front Fa?ade to be saved per PHC requirements."},{"number":"PP-2022-003315","date":"2022-03-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-11-01","scope":"LATERAL SEAL"},{"number":"DP-2022-000477","date":"2022-04-05","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-04-28","scope":"MAKE SAFE PERMIT FOR THE COMPLETE DEMOLITION (REMOVAL OF MORE THAN 2/3RD OF EXISTING JOISTS WITH EXISTING FOUNDATION AND EXTERIOR WALLS TO REMAIN) OF THE SEMI-DETACHED THREE-STORY STRUCTURE BY HAND AND HAND HOLD DEVICES. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *SEPERATE STREETS DEPARTMENT PERMIT REQUIRE FOR CLOSURE OF RIGHT OF WAY. *21 DAY POSING AND NOTICE WAIVED PER A-303.2 *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN MIN. 9 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC.*A separate permit is required for any additional alterations that are not specifically addressed on case ##CF-2021-025676. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor work 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":"RP-2021-018556","date":"2022-04-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-02-07","scope":"FOR THE FLOOR FRAMING AND SHEATING, INTERIOR ALTRATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND WEATHER PROOFING THE BUILDING'S ENVELOPE, AND FACADE REPAIRS. 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. Philadelphia Historical Commission staff to review the following for final approval after permit is issued: Cornice shop drawings; Dormer shop drawings; Masonry patch/repair samples and specs; Joint cut and masonry pointing specs and samples; Brick replacement sample; Roofing specs and samples; Specs, samples, and drawings should be submitted to Meredith Keller at meredith.keller@phila.gov. **Exterior to be sufficiently braced to allow for the replacement of interior structure without compromising exterior. All exterior components to be retained or reconstructed to historic appearance within one year. Applicant to submit exterior rehabilitation details including exterior elevations, window/door/exterior trim shop drawings, roofing samples, and masonry cleaning/repair/replacement samples to Historical Commission staff for final approval.??**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2021,"k":"permit","w":"Full Demolition"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Minor Demolition"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"demo"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"938203","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Igor Lipkin (Wise Holding Group LLC)","legalName":"Igor Lipkin","address":"2226 W TIOGA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2023-11-17","latestIssueDate":"2023-11-17","expirationDate":"2024-11-16","inactiveDate":"2025-01-14"}],"licenseActivity":[{"number":"938203","type":"Vacant Residential Property / Lot","businessName":"Igor Lipkin (Wise Holding Group LLC)","legalName":"Igor Lipkin","issuedDate":"2023-11-17","latestIssueDate":"2023-11-17","closureDate":"2025-01-14","expirationDate":"2024-11-16","inactiveDate":"2025-01-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["3 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2025, 2026"],"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":["1 zoning/board appeal since 2023","demolition activity 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-2025-001635: Completed · Granted with conditions; related permit ZP-2025-001635.","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":"1 permit not marked completed: PP-2022-003315 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"3 open L&I violations","finding":"22 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"15 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 1, 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/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #938203: Inactive since Jan 14, 2025","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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"}]}