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Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON THE PLANS.\nFOR USE AS A MULTI-FAMILY (SIX DWELLING UNITS) HOUSEHOLD LIVING.","status":"Completed","outcome":"Granted with conditions","date":"2025-08-26","number":"ZP-2025-002310","relatedPermit":"ZP-2025-002310"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":11800,"taxable":11800,"land":11800,"improvement":0,"taxableLand":11800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":14300,"taxable":14300,"land":14300,"improvement":0,"taxableLand":14300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":14300,"taxable":14300,"land":14300,"improvement":0,"taxableLand":14300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":14300,"taxable":14300,"land":14300,"improvement":0,"taxableLand":14300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":14300,"taxable":14300,"land":14300,"improvement":0,"taxableLand":14300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":14300,"taxable":14300,"land":14300,"improvement":0,"taxableLand":14300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":14300,"taxable":14300,"land":14300,"improvement":0,"taxableLand":14300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":45800,"taxable":45800,"land":45800,"improvement":0,"taxableLand":45800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":45800,"taxable":45800,"land":45800,"improvement":0,"taxableLand":45800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":47600,"taxable":47600,"land":47600,"improvement":0,"taxableLand":47600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":47600,"taxable":47600,"land":47600,"improvement":0,"taxableLand":47600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":42600,"taxable":42600,"land":42600,"improvement":0,"taxableLand":42600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":666,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-002310","date":"2025-08-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"CP-2025-004756","date":"2026-03-31","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. STRUCTURE FOR USE AS SIX (6) DWELLING UNITS. SPRINKLERED THROUGHOUT PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. **AMENDMENT 5/13/2026 TO CHANGE DPRC-SI.**"}],"storyTag":"Torn down & rebuilt","storyDelta":-0.46,"timeline":[{"y":2008,"k":"demo"},{"y":2008,"k":"viol","w":"4 L&I violations incl VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2008,"k":"insp","w":"Inspection failed"},{"y":2008,"k":"sale","p":44531},{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"viol","w":"5 L&I violations"},{"y":2013,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"sale","p":10000},{"y":2022,"k":"sale","p":35000},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"276874","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"KEVIN ROBINSON","legalName":"KEVIN ROBINSON","address":"1615 W TIOGA ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-05-26","latestIssueDate":"2004-05-26","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"276874","type":"Vacant Residential Property / Lot","businessName":"KEVIN ROBINSON","legalName":"KEVIN ROBINSON","issuedDate":"2004-05-26","latestIssueDate":"2004-05-26","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2025, 2026"],"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":"Appeal #ZP-2025-002310: Completed · Granted with conditions; related permit ZP-2025-002310.","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: CP-2025-004756 (Issued).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 17 historical violations across 8 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Apr 7, 2009.","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":"1 fire/suppression-related permit 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 #276874: Inactive since Dec 22, 2012","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/"}],"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/"}]}