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PLANS."},{"number":"891127","date":"2018-10-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED THREE (3) STORY MASONRY STRUCTURE"},{"number":"891129","date":"2018-10-25","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-12-11","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED THREE (3) STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY BOTH HAND AND MECHANICAL. MECHANICAL DEMOLITION IS ONLY BE USED FOR THE FIRST FLOOR. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE."},{"number":"918707","date":"2018-11-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2020-01-24","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR USE AS MULTI FAMILY HOUSEHOLD LIVING (FOUR(4) DWELLING UNITS) WITH ROOF DECK ABOVE FOURTH FLOOR LEVEL ACCESSED BY PILT HOUSE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR PLUM, MECH, ELEC AND FIRE SUPPRESSION WORK."},{"number":"940933","date":"2019-02-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-04-16","scope":"INSTALL FIRE ALARM SYSTEM AS PER NFPA 72 INSTALL NEW 400AMP SERVE 5-GANG METER PACK AND PANELS AND GROUNDING SYSTEM INSTALL AND WIRE NEW RECEPTS, SWITCHES LIGHTING SMOKES/CO DETECTORS, EMERGENCYLIGHTS A PER 2008 NEC INSTALL FIRE ALARM SYSTEM AS PER NFPA 72 INSTALL NEW 400AMP SERVE 5-GANG METER PACK AND PANELS AND GROUNDING SYSTEM INSTALL AND WIRE NEW RECEPTS, SWITCHES LIGHTING SMOKES/CO DETECTORS, EMERGENCYLIGHTS A PER 2008 NEC"},{"number":"942793","date":"2019-02-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"INSTALL DRAINS AND WATER FOR 10 LAV, 10 WATER CLOSETS, 8 BATH TUBS- 4 KITCHEN SINKS-4 WASHER STAND PIPES, 1 SHOWER, 3 HUB DRAINS, 5 AREA DRAINS, 1 1/2 WATER SERVICES MAIN TO BUILDING- STACK AND MAIN DRAIN TOMAIN SEWER. THE INSTALLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE.(CC DIST)"},{"number":"953596","date":"2019-04-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13R STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"957125","date":"2019-04-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"FOR THE INSTALLATION OF A NEW MECHANICAL SYSTEM (INCLUDING ALL ASSOCIATED DUCTWORK, REGISTERS, DIFFUSERS, GRILLES, AND APPLIANCES) FOR A NEW FOUR (4) STORY ATTACHED STRUCTURE USED AS GROUP R-2 (FOUR (4) DWELLING UNITS) AS PER PLANS; NO OTHER WORK ON THIS PERMIT; SEE AP#918707 FOR NEW CONSTRUCTION PERMIT."},{"number":"963199","date":"2019-06-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"TO AMEND PREVIOUS BUILDING PERMIT #918707 PER UPDATED PLANS FOR REVISED LATERAL BRACE PLANS AND FLOOR LAYOUT."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"demo"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":false,"licenses":[{"number":"676360","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ERIC SACKS","legalName":"ERIC SACKS","address":"612 N 11TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-09-02","latestIssueDate":"2017-11-09","expirationDate":"2018-09-30","inactiveDate":"2018-11-29"},{"number":"876769","type":"Rental","status":"Inactive","businessName":"LE GUANG WU","legalName":"LE GUANG WU","address":"612 N 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2021-09-07","latestIssueDate":"2023-09-01","expirationDate":"2024-09-06","inactiveDate":"2024-11-05"}],"licenseActivity":[{"number":"876769","type":"Rental","businessName":"LE GUANG WU","legalName":"LE GUANG WU","issuedDate":"2021-09-07","latestIssueDate":"2023-09-01","closureDate":"2024-11-05","expirationDate":"2024-09-06","inactiveDate":"2024-11-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"676360","type":"Vacant Residential Property / Lot","businessName":"ERIC SACKS","legalName":"ERIC SACKS","issuedDate":"2015-09-02","latestIssueDate":"2017-11-09","closureDate":"2018-11-29","expirationDate":"2018-09-30","inactiveDate":"2018-11-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 311% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $241,700 to $993,100","no permit shown in 2020-2022"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #889530: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 886887 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 14, 2026","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 3 passed, and 11 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 2, 2019.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #676360: Inactive since Nov 29, 2018","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 23 historical violations across 6 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.","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"}]}