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CONSHOHOCKEN PA, 19428","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE (END OF THE ROW) WITH CELLAR MAX HEIGHT NOT TO EXCEED 35 FT FOR USE AS A THREE (3) FAMILY DWELLING, FOR A ONE (1) STORY FRONT COVERED PORCH, SIDES OPEN WITH 42 INCH PROTECTIVE ","status":"CLOSED","outcome":"Granted with 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PERMIT","status":"COMPLETED","completedDate":"2009-05-14","scope":"ERECTION OF A 3 STORY 3FD WITH A CELLAR AND A 1 STORY FRONT PORCH."}],"storyTag":"Improved","storyDelta":3.23,"timeline":[{"y":2008,"k":"sale","p":11345},{"y":2009,"k":"appeal","w":"Appeal granted with conditions"},{"y":2009,"k":"sale","p":48000},{"y":2009,"k":"sale","p":48000},{"y":2009,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"viol","w":"4 L&I violations"}],"rented":false,"licenses":[{"number":"558120","type":"Vacant Residential Property / Lot","status":"Active","businessName":"ADVANCED REAL ESTATE CONCEPTS LP","legalName":"ADVANCED REAL ESTATE CONCEPTS LP","address":"3445 N 15TH ST","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2012-03-27","latestIssueDate":"2026-02-06","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"558120","type":"Vacant Residential Property / Lot","businessName":"ADVANCED REAL ESTATE CONCEPTS LP","legalName":"ADVANCED REAL ESTATE CONCEPTS LP","issuedDate":"2012-03-27","latestIssueDate":"2026-02-06","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #8434: CLOSED · Granted with conditions; related permit 196484. Use permit #196484: 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 4 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/"}]}