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WORK TO COMPLY VIOLATION # 319282"},{"number":"431305","date":"2012-10-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-10-05","scope":"COMPLETE DEMO TO VACANT LOT."},{"number":"431307","date":"2012-10-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-06-10","scope":"DEMO ENTIRE BUILDING AND STUCCO PARTY WALL"},{"number":"613020","date":"2016-05-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-05-25","scope":"FOR RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) LOTS (1509 & 1511 PARRISH STREET) (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"694347","date":"2016-05-25","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-05-25","scope":"FOR RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) LOTS (1509 & 1511 PARRISH STREET) (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). ***REFER PLANS TO A/P # 613020***"},{"number":"708246","date":"2016-07-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-07-29","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE MAXIMUM 43’-4” HIGH WITH ROOF DECK ABOVE THE 3RD FLOOR WITH 42” HIGH RAILING (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). FOR USE AS THREE (3) FAMILY DWELLING."},{"number":"699076","date":"2016-07-29","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-11-15","scope":"NEW CONSTRUCTION OF A FOUNDATION ONLY FOR A THREE FAMILY DWELLING ON A NEWLY CONSOLIDATED LOT AS PER PLANS."},{"number":"707305","date":"2016-08-25","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-11-15","scope":"FOR THE ERECTION OF A FOUR-STORY ATTACHED STRUCTURE TO BE USED FOR A THREE-FAMILY DWELLING WITH ROOF DECK. BUILDING SHALL BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"738750","date":"2016-12-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-06","scope":"TO AMEND PERMIT #707305 TO REVISE STRUCTURAL DRAWINGS AND FRAMING SYSTEM AS SHOWN IN REVISED PLANS."},{"number":"758522","date":"2017-02-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-15","scope":"INSTALL (3) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"741005","date":"2017-02-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-15","scope":"NEW CONSTRUCTION: EXTERIOR & INTERIOR PLUMBING OF A 4-STORY STRUCTURE WITH (3) DWELLING UNITS. THE INSTALLATION INCLUDES A 5\" SEWER LATERAL & 1\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS. SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004."},{"number":"754066","date":"2017-02-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-11-15","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 FOR A NEW, FOUR (4) STORY, THREE (3) FAMILY DWELLING WITHIN AN ATTACHED STRUCTURE, USING A NEW, 2\" FIRE SERVICE LINE, AND A NEW, 2\" BACKFLOW PREVENTION DEVICE, AS PER PLANS."},{"number":"782959","date":"2017-06-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-06","scope":"TO AMEND PERMIT # 707305 FOR CHANGES TWO (2) PERSONAL OFFICES ON THE BASEMENT LEVEL INTO TWO (2) DENS AS PER REVISED PLANS."},{"number":"768219","date":"2017-08-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-13","scope":"INSTALL ONE FOUR GANG METER SOCKET WITH 4 100AMP SUB PANEL FOR EACH UNIT AND HOUSE PANEL PER PLANS AS PER 2008 NEC"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"sale","p":1245000},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"767349","type":"Rental","status":"Active","businessName":"ZHU HUA  LIU & JIAN QING DONG","legalName":"ZHU HUA  LIU & JIAN QING DONG","address":"1509-11 PARRISH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-02-26","latestIssueDate":"2026-01-25","expirationDate":"2027-02-25","inactiveDate":null}],"licenseActivity":[{"number":"767349","type":"Rental","businessName":"ZHU HUA  LIU & JIAN QING DONG","legalName":"ZHU HUA  LIU & JIAN QING DONG","issuedDate":"2018-02-26","latestIssueDate":"2026-01-25","closureDate":null,"expirationDate":"2027-02-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25944: CLOSED · Granted; related permit 613020. Use permit #275833: 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":"3 permits not marked completed: 266332 (EXPIRED), 275197 (EXPIRED), 403276 (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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (209 MARLOWE DR, DUNN NC, 28334).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 19 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on May 12, 2022.","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":"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 29 historical violations across 16 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through May 1, 2027; Fire Alarm Certification: Certified through Apr 21, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","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/"},{"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"}]}