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Variance","grounds":"PERMIT FOR SIX (6) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE","status":"In Process","outcome":"Complete","date":"2021-01-28","number":"39945","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":64500,"taxable":64500,"land":36517,"improvement":27983,"taxableLand":36517,"taxableImprovement":27983,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":64500,"taxable":64500,"land":14512,"improvement":49988,"taxableLand":14512,"taxableImprovement":49988,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":64500,"taxable":64500,"land":14512,"improvement":49988,"taxableLand":14512,"taxableImprovement":49988,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":72400,"taxable":72400,"land":16200,"improvement":56200,"taxableLand":16200,"taxableImprovement":56200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":16600,"taxable":16600,"land":4980,"improvement":11620,"taxableLand":4980,"taxableImprovement":11620,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":16600,"taxable":16600,"land":4980,"improvement":11620,"taxableLand":4980,"taxableImprovement":11620,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":16600,"taxable":16600,"land":4980,"improvement":11620,"taxableLand":4980,"taxableImprovement":11620,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":44100,"taxable":44100,"land":8820,"improvement":35280,"taxableLand":8820,"taxableImprovement":35280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":44100,"taxable":44100,"land":8820,"improvement":35280,"taxableLand":8820,"taxableImprovement":35280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":71500,"taxable":71500,"land":14300,"improvement":57200,"taxableLand":14300,"taxableImprovement":57200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":71500,"taxable":71500,"land":14300,"improvement":57200,"taxableLand":14300,"taxableImprovement":57200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":170000,"taxable":170000,"land":34000,"improvement":136000,"taxableLand":34000,"taxableImprovement":136000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1001,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"89820","date":"2007-09-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REHB OF BUILDING. NO STRUCTURAL WORK ONLY."},{"number":"211401","date":"2009-04-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"PERMIT TO COMPLY VIOLATION, CASE #196361."},{"number":"320448","date":"2011-01-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-06-21","scope":"INSTALL NEW FLOOR JOISTS & 3/4\" PLYWOOD AS PER ENGINEER'S REQUEST. THE 3 BY LEDGER BOARD WILL BE ANCHORED UTILIZING 9\" X 1/2\" HEX HEAD BOLTS ON 16\" CENTERS."},{"number":"RP-2026-003281","date":"2026-05-07","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR INTERIOR ALTERATIONS TO AN EXISTING SEMI-DETACHED SINGLE-FAMILY STRUCTURE AS PER APPROVED PLAN. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, AND MECHANICAL WORK*"},{"number":"EP-2026-006242","date":"2026-07-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Residential Service Equipment not exceeding a rating of 200 amps WITH NO INCREASE IN SERVICE SIZE INCLUDING AN EMERGENCY DISCONNECT as per attached Residential Service Equipment EZ Standard Interior wiring of residence per specifications, branch circuit wiring, outlets, switches, lighting circuits in compliance of local national electrical code."}],"storyTag":"Renovated & sold on","storyDelta":1.83,"timeline":[{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"sale","p":40000},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2025,"k":"sale","p":170000},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["$6,913 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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 2025","permit activity in 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 #3311: OPEN · Dismissed.","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":"4 permits not marked completed: 89820 (EXPIRED), 211401 (EXPIRED), RP-2026-003281 (Issued), EP-2026-006242 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$6,913.23 was recorded in the City’s 2022-06 delinquency snapshot for 2017–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"18 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 12, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 17 historical violations across 8 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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"}]}