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Variance","grounds":"(PERMIT) APPLICATION IS FOR A TWO (2) FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE.\n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Philadelphia Zoning Code. ","status":"Completed","outcome":"Granted","date":"2023-05-09","number":"ZP-2022-010482","relatedPermit":"ZP-2022-010482"}],"taxYears":[{"year":2012,"total":462.47,"principal":288.09,"interest":108.03,"penalty":20.17},{"year":2014,"total":722.15,"principal":470.01,"interest":91.66,"penalty":32.9},{"year":2015,"total":677.31,"principal":470.01,"interest":49.36,"penalty":32.9},{"year":2016,"total":616.6,"principal":482.93,"interest":7.24,"penalty":4.83}],"taxNet":2478.53,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":30000,"taxable":30000,"land":4205,"improvement":25795,"taxableLand":4205,"taxableImprovement":25795,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":30000,"taxable":30000,"land":4500,"improvement":25500,"taxableLand":4500,"taxableImprovement":25500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":30000,"taxable":30000,"land":4500,"improvement":25500,"taxableLand":4500,"taxableImprovement":25500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":44800,"taxable":44800,"land":6720,"improvement":38080,"taxableLand":6720,"taxableImprovement":38080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":46300,"taxable":46300,"land":6945,"improvement":39355,"taxableLand":6945,"taxableImprovement":39355,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":46300,"taxable":46300,"land":6945,"improvement":39355,"taxableLand":6945,"taxableImprovement":39355,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":46300,"taxable":46300,"land":6945,"improvement":39355,"taxableLand":6945,"taxableImprovement":39355,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":75800,"taxable":75800,"land":15160,"improvement":60640,"taxableLand":15160,"taxableImprovement":60640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":75800,"taxable":75800,"land":15160,"improvement":60640,"taxableLand":15160,"taxableImprovement":60640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":117500,"taxable":117500,"land":23500,"improvement":94000,"taxableLand":23500,"taxableImprovement":94000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":117500,"taxable":117500,"land":23500,"improvement":94000,"taxableLand":23500,"taxableImprovement":94000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":115500,"taxable":115500,"land":23100,"improvement":92400,"taxableLand":23100,"taxableImprovement":92400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1645,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-010482","date":"2023-04-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"GM-2024-000273","date":"2024-01-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-02-06","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":"RP-2025-003664","date":"2025-06-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-07-27","scope":"For interior and exterior alterations to an existing attached structure to convert for the use as a two-family dwelling per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Basement to remain non-habitable, to be used for storage and utilities only."},{"number":"EP-2026-001241","date":"2026-02-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-04","scope":"Complete rewire two family as per code. to include receptacles, switches and smoke detectors. install new 200 amp service to feed apartments and common area"},{"number":"PP-2026-001893","date":"2026-02-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-05","scope":"INSTALL NEW PLUMBING FOR 2 BATHROOM GROUP, 2 KITCHEN, 2 LAUNDRY AND 2 WATER HEATER. 12 FIXTURES."}],"storyTag":"Improved","storyDelta":6.46,"timeline":[{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2022,"k":"sale","p":97000},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"227529","type":"Rental","status":"Closed","businessName":"MITCHELL EDNA L","legalName":"MITCHELL EDNA L","address":"2507 N 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-27","latestIssueDate":"2003-03-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"408887","type":"Rental","status":"Closed","businessName":"MAY GRAY","legalName":"MAY GRAY","address":"2507 N 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-05-04","latestIssueDate":"2014-03-11","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"683110","type":"Rental","status":"Inactive","businessName":"ABRAHAM ITUAH (AI OSAZE & SONS ENTERPRISE)","legalName":"ABRAHAM ITUAH","address":"2507 N 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-11-06","latestIssueDate":"2018-03-29","expirationDate":"2019-02-01","inactiveDate":"2019-04-02"}],"licenseActivity":[{"number":"683110","type":"Rental","businessName":"ABRAHAM ITUAH (AI OSAZE & SONS ENTERPRISE)","legalName":"ABRAHAM ITUAH","issuedDate":"2015-11-06","latestIssueDate":"2018-03-29","closureDate":"2019-04-02","expirationDate":"2019-02-01","inactiveDate":"2019-04-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"408887","type":"Rental","businessName":"MAY GRAY","legalName":"MAY GRAY","issuedDate":"2007-05-04","latestIssueDate":"2014-03-11","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"227529","type":"Rental","businessName":"MITCHELL EDNA L","legalName":"MITCHELL EDNA L","issuedDate":"2003-03-27","latestIssueDate":"2003-03-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["$3,076 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"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 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023, 2024, 2025, 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 #ZP-2022-010482: Completed · Granted; related permit ZP-2022-010482. The history also contains “PERM Z- NEW USE.”","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$3,075.78 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 30, 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 19 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/"},{"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"}]}