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LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-29","completedDate":"2025-11-13","violations":[{"number":"VI-2025-085362","date":"2025-10-29","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-11-13","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":5,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2012,"n":4,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"2701","date":"2002-10-02","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"65360","date":"2006-05-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"150277","date":"2008-03-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"65360","date":"2009-05-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"65360","date":"2009-05-27","type":"HCEU 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INSP","status":"CLOSED"},{"caseNumber":"65360","date":"2013-04-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"352246","date":"2013-06-01","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"352246","date":"2013-06-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"352246","date":"2013-09-10","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"352246","date":"2013-09-13","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"150277","date":"2013-11-01","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"352246","date":"2013-11-26","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"352246","date":"2013-11-26","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"352246","date":"2013-11-26","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"515075","date":"2015-12-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"515075","date":"2016-11-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-118890","date":"2025-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118890","date":"2025-11-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2012,"fails":5,"passes":0},{"y":2013,"fails":3,"passes":6},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":38080.11,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":38080.11,"principalDue":13483.41,"penaltyDue":942.26,"interestDue":16788.24,"otherChargesDue":6866.2,"yearsOwed":25,"oldestYearOwed":1997,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"1995-02-09","assessmentYear":2022,"totalAssessment":9800,"taxableAssessment":9800,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":137.18,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03601557261844,"lng":-75.16571421979219,"geom":{"type":"Polygon","coordinates":[[[-75.165525255,40.035960664],[-75.1655629,40.035929468],[-75.165897249,40.036067749],[-75.165871866,40.03610401],[-75.165525255,40.035960664]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":1652,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"PO BOX 44257, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[],"taxYears":[{"year":1997,"total":1487.96,"principal":444,"interest":765.9,"penalty":31.08},{"year":1998,"total":1440.8,"principal":444,"interest":725.94,"penalty":31.08},{"year":1999,"total":1393.65,"principal":444,"interest":685.98,"penalty":31.08},{"year":2000,"total":1346.5,"principal":444,"interest":646.02,"penalty":31.08},{"year":2001,"total":1683.85,"principal":577.82,"interest":788.72,"penalty":40.45},{"year":2002,"total":1824.46,"principal":650.81,"interest":829.78,"penalty":45.56},{"year":2003,"total":1755.34,"principal":650.81,"interest":771.21,"penalty":45.56},{"year":2004,"total":1810.51,"principal":699.46,"interest":765.91,"penalty":48.96},{"year":2005,"total":1736.23,"principal":699.46,"interest":702.96,"penalty":48.96},{"year":2006,"total":1661.95,"principal":699.46,"interest":640.01,"penalty":48.96},{"year":2007,"total":1587.67,"principal":699.46,"interest":577.06,"penalty":48.96},{"year":2008,"total":1623.51,"principal":751.17,"interest":552.11,"penalty":52.58},{"year":2009,"total":1543.74,"principal":751.17,"interest":484.5,"penalty":52.58},{"year":2010,"total":1463.97,"principal":751.17,"interest":416.9,"penalty":52.58},{"year":2011,"total":1518.87,"principal":825.52,"interest":383.87,"penalty":57.79},{"year":2012,"total":1485.44,"principal":857.34,"interest":321.5,"penalty":60.01},{"year":2013,"total":1443.66,"principal":888.15,"interest":253.12,"penalty":62.17},{"year":2014,"total":1045.41,"principal":631.81,"interest":123.2,"penalty":44.23},{"year":2015,"total":978.31,"principal":631.81,"interest":66.34,"penalty":44.23},{"year":2016,"total":265.06,"principal":159.37,"interest":2.4,"penalty":1.59}],"taxNet":29096.89,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9900,"taxable":9900,"land":9900,"improvement":0,"taxableLand":9900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":9800,"taxable":9800,"land":9800,"improvement":0,"taxableLand":9800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":13900,"taxable":13900,"land":13900,"improvement":0,"taxableLand":13900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":13900,"taxable":13900,"land":13900,"improvement":0,"taxableLand":13900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":21800,"taxable":21800,"land":21800,"improvement":0,"taxableLand":21800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":21800,"taxable":21800,"land":21800,"improvement":0,"taxableLand":21800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":19300,"taxable":19300,"land":19300,"improvement":0,"taxableLand":19300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":305,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-000641","date":"2025-02-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION, MULTIFAMILY (FOUR DWELLING UNITS), THREE-STORY ATTACHED STRUCTURE. BUILDING SIZE AND HEIGHT PER PLAN."},{"number":"CP-2025-000809","date":"2025-07-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING WITH BASEMENT FOR USE AS A FOUR (4) FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR EXCAVATION, MEP & FIRE SUPPRESSION WORK**"},{"number":"SP-2025-000654","date":"2025-07-14","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2025-000809"},{"number":"PP-2025-009023","date":"2025-07-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Suppling drain and water systems with connections for the following : 5 Floor drains, 4 kitchen sinks, 4 washing machine boxes, 4 toilets, 4 tub showers, 4 hot water heaters, 1 area drain, 2 hose bibs, 4 Lavs"},{"number":"FP-2025-002178","date":"2025-10-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2026-003102","date":"2026-06-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. 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."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"sale","p":15000},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["$38,080 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: CP-2025-000809 (Issued), SP-2025-000654 (Issued), PP-2025-009023 (Issued), FP-2025-002178 (Issued), MP-2026-003102 (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 13 historical violations across 6 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$38,080.11 was recorded in the City’s 2022-06 delinquency snapshot for 1997–2021.","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":"13 failed, 8 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 13, 2025.","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":"2 fire/suppression-related permits 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/"}],"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/"}]}