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Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2021-001615","date":"2021-06-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE A REAR ONE-STORY PORTION OF AN EXISTING SEMI-DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2023-002516","date":"2023-04-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ROOF DECK & DECK AT THE REAR OF AN EXISTING SEMI-DETACHED STRUCTURE, WITH NO VERTICAL SUPPORTS WITHIN 18 INCHES OF A PROPERTY LINE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"GM-2023-003964","date":"2023-05-07","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-11-23","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"GM-2023-009950","date":"2023-11-06","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-11-23","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2023-005230","date":"2023-12-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-18","scope":"FOR THE ERECTION OF A REAR ADDITION INCLUDING BALCONY AND ROOF DECK AND FOR LEVEL 3 ALTERATIONS TO THE EXISTING STRUCTURE AS PER PLANS."},{"number":"EP-2024-002594","date":"2024-03-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-22","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (3) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, SMOKE & CARBON MONOXIDE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"FP-2024-000773","date":"2024-04-17","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-04-23","scope":"Rough-In Permit for FP-2024-000760 INSTALL NEW 2\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13R SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS SUPPLY AND INSTALL 2\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"FP-2024-000760","date":"2024-04-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-01-18","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13R WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"MP-2024-001159","date":"2024-05-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-01-18","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.**"},{"number":"PP-2024-007513","date":"2024-06-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-01-18","scope":"INSTALL 4 ROOF DRAINS, 4 WATER CLOSETS, 4 SHOWER/TUBS, 4 LAVATORIES, 3 KITCHEN SINKS, 3 WASHING MACHINE BOXES, 1 SAND INTERCEPTOR, 1 FLOOR DRAIN, 1 SUMP PUMP AND 3 HOT WATER HEATERS ACCORDING TO THE 2018 PPC AND PER PLANS."}],"storyTag":"New construction","storyDelta":1.18,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"222693","type":"Rental","status":"Inactive","businessName":"HARVEY BUNCH III","legalName":"HARVEY BUNCH III","address":"219 W QUEEN LN","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2003-12-09","latestIssueDate":"2003-12-09","expirationDate":"2004-02-29","inactiveDate":null},{"number":"267507","type":"Rental","status":"Closed","businessName":"CHARLES MACAULAY (DELORES MACAULEY)","legalName":"CHARLES MACAULAY","address":"219 W QUEEN LN","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-06-18","latestIssueDate":"2014-02-04","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"906910","type":"Rental","status":"Inactive","businessName":"THOMAS HUGHES CONSTRUCTION, LLC","legalName":"THOMAS HUGHES CONSTRUCTION, LLC","address":"219 W QUEEN LN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-09-26","latestIssueDate":"2022-09-26","expirationDate":"2023-09-25","inactiveDate":"2023-11-24"},{"number":"0969829","type":"Rental","status":"Inactive","businessName":"Brodie Rae Ryan Homes LLC","legalName":"Brodie Rae Ryan Homes LLC","address":"219 W QUEEN LN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-01-21","latestIssueDate":"2025-01-21","expirationDate":"2026-01-20","inactiveDate":"2026-03-21"}],"licenseActivity":[{"number":"0969829","type":"Rental","businessName":"Brodie Rae Ryan Homes LLC","legalName":"Brodie Rae Ryan Homes LLC","issuedDate":"2025-01-21","latestIssueDate":"2025-01-21","closureDate":"2026-03-21","expirationDate":"2026-01-20","inactiveDate":"2026-03-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"906910","type":"Rental","businessName":"THOMAS HUGHES CONSTRUCTION, LLC","legalName":"THOMAS HUGHES CONSTRUCTION, LLC","issuedDate":"2022-09-26","latestIssueDate":"2022-09-26","closureDate":"2023-11-24","expirationDate":"2023-09-25","inactiveDate":"2023-11-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"267507","type":"Rental","businessName":"CHARLES MACAULAY (DELORES MACAULEY)","legalName":"CHARLES MACAULAY","issuedDate":"2004-06-18","latestIssueDate":"2014-02-04","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"222693","type":"Rental","businessName":"HARVEY BUNCH III","legalName":"HARVEY BUNCH III","issuedDate":"2003-12-09","latestIssueDate":"2003-12-09","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"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":["6 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023"],"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":["9 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: GM-2020-009619 (Expired), GM-2023-003964 (Expired), GM-2023-009950 (Expired), FP-2024-000773 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"6 open L&I violations","finding":"35 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 16, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"36 failed, 11 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 12, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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"}]}