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INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-07","completedDate":"2024-09-25","violations":[{"number":"VI-2024-066496","date":"2024-08-07","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-09-24","resolution":"COMPLIED - BY ENFORCEMENT 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N BROAD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR THE USE AS SINGLE FAMILY HOUSEHOLD LIVING AND TO INCLUDE A PRIVATE RESIDENCE PARKING GARAGE AT THE REAR FOR ONE (1) ACCESSORY PARKING SPAC","status":"Completed","outcome":"Granted with conditions","date":"2023-03-24","number":"ZP-2022-010760","relatedPermit":"ZP-2022-010760"}],"taxYears":[{"year":1997,"total":645.45,"principal":188.55,"interest":325.24,"penalty":13.2},{"year":1998,"total":625.44,"principal":188.55,"interest":308.28,"penalty":13.2},{"year":1999,"total":605.41,"principal":188.55,"interest":291.31,"penalty":13.2},{"year":2000,"total":585.39,"principal":188.55,"interest":274.34,"penalty":13.2},{"year":2001,"total":661.51,"principal":222.01,"interest":303.05,"penalty":15.54},{"year":2002,"total":637.93,"principal":222.01,"interest":283.07,"penalty":15.54},{"year":2003,"total":428.19,"principal":152.05,"interest":180.18,"penalty":10.64},{"year":2004,"total":412.03,"principal":152.05,"interest":166.49,"penalty":10.64},{"year":2005,"total":395.89,"principal":152.05,"interest":152.81,"penalty":10.64},{"year":2006,"total":379.75,"principal":152.05,"interest":139.13,"penalty":10.64},{"year":2007,"total":363.59,"principal":152.05,"interest":125.44,"penalty":10.64},{"year":2008,"total":373.38,"principal":164.22,"interest":120.7,"penalty":11.5},{"year":2009,"total":355.94,"principal":164.22,"interest":105.92,"penalty":11.5},{"year":2010,"total":338.49,"principal":164.22,"interest":91.14,"penalty":11.5},{"year":2011,"total":350.5,"principal":180.48,"interest":83.92,"penalty":12.63},{"year":2012,"total":343.19,"principal":187.43,"interest":70.29,"penalty":13.12},{"year":2013,"total":334.06,"principal":194.17,"interest":55.34,"penalty":13.59},{"year":2014,"total":458.85,"principal":238.86,"interest":46.58,"penalty":16.72},{"year":2015,"total":433.48,"principal":238.86,"interest":25.08,"penalty":16.72},{"year":2016,"total":363.01,"principal":249.52,"interest":3.74,"penalty":2.5}],"taxNet":9091.48,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":15500,"taxable":15500,"land":15500,"improvement":0,"taxableLand":15500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":16100,"taxable":16100,"land":16100,"improvement":0,"taxableLand":16100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":37200,"taxable":37200,"land":37200,"improvement":0,"taxableLand":37200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":37200,"taxable":37200,"land":37200,"improvement":0,"taxableLand":37200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":45700,"taxable":45700,"land":45700,"improvement":0,"taxableLand":45700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":521,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-010760","date":"2023-03-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"(PERMIT) FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR THE USE AS SINGLE FAMILY HOUSEHOLD LIVING AND TO INCLUDE A PRIVATE RESIDENCE PARKING GARAGE AT THE REAR FOR ONE (1) ACCESORY PARKING SPACE (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"ZP-2022-008642","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR THE USE AS SINGLE FAMILY HOUSEHOLD LIVING AND TO INCLUDE A PRIVATE RESIDENCE PARKING GARAGE AT THE REAR FOR ONE (1) ACCESSORY PARKING SPACE (SIZE AND LOCATION AS SHOWN ON PLANS)."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":1994,"k":"sale","p":2500},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2024"],"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 permit event since 2023","1 zoning/board appeal 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-2022-010760: Completed · Granted with conditions; related permit ZP-2022-010760.","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: ZP-2022-008642 (Denied).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 25, 2024.","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 10 historical violations across 5 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/"}]}