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O BOX 46327, PHILADELPHIA PA, 19160","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF THE ERECTION OF A (1) STORY STRUCTURE 10'-0\" HIGH (TRAILER), ERECTION OF A  6'-0\" HIGH FENCE,  MANUFACTURING AND RETAIL SALES OF WATER ICE, NO SIGNS ON THIS APPLICATION.","status":"CLOSED","outcome":"Denied","date":"2010-01-27","number":"9763","relatedPermit":"214618"}],"taxYears":[{"year":2010,"total":22.3,"principal":0,"interest":0,"penalty":0},{"year":2011,"total":59.14,"principal":0,"interest":0,"penalty":35.79},{"year":2012,"total":64.99,"principal":0,"interest":0,"penalty":37.17},{"year":2013,"total":81.69,"principal":0,"interest":13.79,"penalty":38.51},{"year":2014,"total":113.57,"principal":0,"interest":10.53,"penalty":7.34},{"year":2015,"total":95.21,"principal":0,"interest":1.79,"penalty":1.33}],"taxNet":436.9,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":6800,"taxable":6800,"land":6800,"improvement":0,"taxableLand":6800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":14100,"taxable":14100,"land":14100,"improvement":0,"taxableLand":14100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":14100,"taxable":14100,"land":14100,"improvement":0,"taxableLand":14100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":23800,"taxable":23800,"land":23800,"improvement":0,"taxableLand":23800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":197,"familyHeld":false,"lastTransferNominal":false,"permits":[],"storyTag":"History","storyDelta":null,"timeline":[{"y":2010,"k":"appeal","w":"Appeal denied"},{"y":2019,"k":"viol","w":"10 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"496024","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HIGGINS RALPH C","legalName":"HIGGINS RALPH C","address":"5901 KEMBLE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-03-18","latestIssueDate":"2010-03-18","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"795670","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HIGGINS RALPH C SR ESTATE","legalName":"HIGGINS RALPH C SR ESTATE ","address":"5901 KEMBLE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-11-28","latestIssueDate":"2018-11-28","expirationDate":"2019-11-27","inactiveDate":"2020-01-26"}],"licenseActivity":[{"number":"795670","type":"Vacant Residential Property / Lot","businessName":"HIGGINS RALPH C SR ESTATE","legalName":"HIGGINS RALPH C SR ESTATE ","issuedDate":"2018-11-28","latestIssueDate":"2018-11-28","closureDate":"2020-01-26","expirationDate":"2019-11-27","inactiveDate":"2020-01-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"496024","type":"Vacant Residential Property / Lot","businessName":"HIGGINS RALPH C","legalName":"HIGGINS RALPH C","issuedDate":"2010-03-18","latestIssueDate":"2010-03-18","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 49 historical violations across 20 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"47 failed, 17 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 18, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #496024: Inactive since Dec 22, 2012; Vacant Residential Property / Lot #795670: Inactive since Jan 26, 2020","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/"}],"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/"}]}