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WEEDS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-22","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1008629721&hash=84D42D346186CDA09130BD807C34ADA840C348AC618B5CF970A7546A49AE1A46"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":4,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":4,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2026,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2022-069439","date":"2022-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-069439","date":"2022-08-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-069439","date":"2022-08-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-074130","date":"2023-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-074130","date":"2023-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074629","date":"2024-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-074629","date":"2024-07-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-085557","date":"2026-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-085610","date":"2026-07-13","type":null,"status":null},{"caseNumber":"CF-2026-092731","date":"2026-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-092778","date":"2026-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-092731","date":"2026-07-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9889805498212,"lng":-75.15678251020856,"geom":{"type":"Polygon","coordinates":[[[-75.15662185,39.988980174],[-75.156632152,39.988938672],[-75.156942656,39.988980715],[-75.156932802,39.989022534],[-75.15662185,39.988980174]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1423,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN\nPLANS AND APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (3 UNITS).","status":"OPEN","outcome":"Dismissed","date":"2019-01-09","number":"35278","relatedPermit":"900758"}],"taxYears":[{"year":1994,"total":1502.13,"principal":158.15,"interest":301.28,"penalty":11.07},{"year":1995,"total":567.56,"principal":158.14,"interest":291.77,"penalty":11.07},{"year":1996,"total":556.36,"principal":158.14,"interest":282.28,"penalty":11.07},{"year":1997,"total":545.17,"principal":158.14,"interest":272.8,"penalty":11.07},{"year":1998,"total":528.37,"principal":158.14,"interest":258.56,"penalty":11.07},{"year":1999,"total":511.58,"principal":158.14,"interest":244.33,"penalty":11.07},{"year":2000,"total":494.79,"principal":158.14,"interest":230.1,"penalty":11.07},{"year":2001,"total":670.2,"principal":225.04,"interest":307.18,"penalty":15.75},{"year":2002,"total":444.33,"principal":152.05,"interest":193.86,"penalty":10.64},{"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":35.59,"principal":15.2,"interest":13.9,"penalty":1.06},{"year":2007,"total":33.98,"principal":15.2,"interest":12.54,"penalty":1.06},{"year":2008,"total":32.37,"principal":15.2,"interest":11.17,"penalty":1.06},{"year":2009,"total":30.75,"principal":15.2,"interest":9.8,"penalty":1.06},{"year":2010,"total":29.13,"principal":15.2,"interest":8.43,"penalty":1.06},{"year":2011,"total":30.27,"principal":16.71,"interest":7.77,"penalty":1.17},{"year":2012,"total":29.58,"principal":17.35,"interest":6.51,"penalty":1.21},{"year":2013,"total":28.73,"principal":17.97,"interest":5.12,"penalty":1.26},{"year":2014,"total":263.33,"principal":107.87,"interest":21.04,"penalty":7.55},{"year":2015,"total":251.87,"principal":107.87,"interest":11.33,"penalty":7.55},{"year":2016,"total":214.35,"principal":112.69,"interest":1.7,"penalty":1.13}],"taxNet":8036.55,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7000,"taxable":7000,"land":7000,"improvement":0,"taxableLand":7000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":29900,"taxable":29900,"land":29900,"improvement":0,"taxableLand":29900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":29900,"taxable":29900,"land":29900,"improvement":0,"taxableLand":29900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":29900,"taxable":29900,"land":29900,"improvement":0,"taxableLand":29900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":29900,"taxable":29900,"land":29900,"improvement":0,"taxableLand":29900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":29900,"taxable":29900,"land":29900,"improvement":0,"taxableLand":29900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":29900,"taxable":29900,"land":29900,"improvement":0,"taxableLand":29900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":46500,"taxable":46500,"land":46500,"improvement":0,"taxableLand":46500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":46500,"taxable":46500,"land":46500,"improvement":0,"taxableLand":46500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":75800,"taxable":75800,"land":75800,"improvement":0,"taxableLand":75800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":75800,"taxable":75800,"land":75800,"improvement":0,"taxableLand":75800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":25800,"taxable":25800,"land":25800,"improvement":0,"taxableLand":25800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1061,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"938106","date":"2019-01-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-31","scope":"**FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAX HEIGHT NTE 38 FT) WITH CELLAR AND EIGHT FEET (8) FRONT SETBACK ABOVE 2ND FLOOR; SIZE AND LOCATION AS SHOWN IN THE APPLICATION. USES -FOR HOUSEHOLD LIVING MULTI-FAMILY THREE (3) DWELLING UNITS."},{"number":"948937","date":"2019-06-27","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-05-17","scope":"NEW CONSTRUCTION OF A THREE (3) STORY, THREE (3) FAMILY DWELLING (IBC 2009 REVIEW) AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH A NFPA 13 SPRINKLER SYSTEM THROUGHOUT. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK AND FOR ANY UNDERPINNING PERMITS**"},{"number":"ZP-2025-012190","date":"2026-01-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH CELLAR, REAR DECK, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE."},{"number":"CP-2026-000756","date":"2026-04-25","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE NEW CONSTRUCTION OF AN ATTACHED THREE (3) STORY BUILDING WITH A BASEMENT, REAR DECK AT SECOND FLOOR, ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE THIRD FLOOR FOR THE USE OF R2 OCCUPANCY- 3 DWELLING UNITS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC."},{"number":"SP-2026-000240","date":"2026-05-07","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2026-000756"}],"storyTag":"New construction","storyDelta":-0.11,"timeline":[{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"sale","p":60000},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["4 open L&I violations","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 2024, 2026"],"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 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35278: OPEN · Dismissed; related permit 900758. Use permit #938106: 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: 948937 (Expired), CP-2026-000756 (Issued), SP-2026-000240 (Issued). 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":"4 open L&I violations","finding":"34 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 23, 2026.","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":"1 fire/suppression-related permit 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/"}]}