{"asOf":"2026-07-24T15:38:58.812Z","block":"1100-1199 SHACKAMAXON ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-shackamaxon-st","address":"1126-28 SHACKAMAXON ST","parcelNumber":"181020950","source":"https://property.phila.gov/?p=181020950","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"FRANKFORD SHACKAMAXON LP","coOwner":null,"marketValue":482700,"landAssessment":482700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2017-07-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"4208265","date":"2016-09-23","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"556842","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2016-09-26","completedDate":"2017-06-21","violations":[{"number":"4208265","date":"2016-09-23","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"556842","date":"2016-09-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"556842","date":"2017-01-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"556842","date":"2017-06-21","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":1}],"taxOwed":12700.5,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":12700.5,"principalDue":8674.72,"penaltyDue":577.94,"interestDue":1236.13,"otherChargesDue":2211.71,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":182000,"taxableAssessment":182000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2547.64,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968435772895575,"lng":-75.13376891915362,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":3715,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"901 N PENN ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF TWO (2) ATTACHED STRUCTURES (STRUCTURE 1: HOUSES 1-4, AND STRUCTURE 2: HOUSES 5-8) WITH ROOF DECKS ACCESSED BY FOUR (4) SEPARATE PILOT HOUSES (TO ENCLOSE ACCESS STAIRS ONLY) ON EACH STRUCTURE), AND FOUR (4) DECKS ","status":"CLOSED","outcome":"Granted with conditions","date":"2015-12-09","number":"26293","relatedPermit":"640879"},{"type":"Zoning board appeal","grounds":"FOR ERECTION OF ADDITIONAL LEVEL 2 DECKS ACCESS FROM SECOND FLOOR AS PART OF AN EXISTING ATTACHED STRUCTURE USES – HOUSEHOLD LIVING MULTI-FAMILY EIGHT (8) DWELLING UNITS WITH 16 OFF\nSTREET ACCESSORY INTERIOR PARKING SPACES AS PREVIOUSLY APP","status":"OPEN","outcome":"Granted","date":"2017-05-17","number":"30058","relatedPermit":"761547"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":182000,"taxable":182000,"land":182000,"improvement":0,"taxableLand":182000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":182000,"taxable":182000,"land":182000,"improvement":0,"taxableLand":182000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":182000,"taxable":182000,"land":182000,"improvement":0,"taxableLand":182000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":182000,"taxable":182000,"land":182000,"improvement":0,"taxableLand":182000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":182000,"taxable":182000,"land":182000,"improvement":0,"taxableLand":182000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":528100,"taxable":528100,"land":528100,"improvement":0,"taxableLand":528100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":528100,"taxable":528100,"land":528100,"improvement":0,"taxableLand":528100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":482700,"taxable":482700,"land":482700,"improvement":0,"taxableLand":482700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":7392,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"640879","date":"2016-04-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-04-07","scope":"FOR THE ERECTION OF TWO (2) ATTACHED STRUCTURES (STRUCTURE 1: HOUSES 1-4, AND STRUCTURE 2: HOUSES 5-8) WITH ROOF DECKS ACCESSED BY TWO (2) SEPARATE PILOT HOUSES (TO ENCLOSE ACCESS STAIRS ONLY) AND FROM THIRD FLOOR ON STRUCTURE 1, FOUR (4) SEPARATE PILOT HOUSES ON STRUCTURE 2, AND FOUR (4) DECKS AT SECOND FLOOR ON EACH STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (EIGHT (8) DWELLING UNITS), WITH EIGHT (8) ACCESSORY INTERIOR PARKING SPACES AT EACH STRUCTURE."},{"number":"686274","date":"2016-06-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"CONSTRUCTION OF EIGHT UNITS TO BE USED AS SINGLE FAMILY DWELLINGS. ALL UNITS LOCATED WITHIN ONE DEEDED PARCEL, WITH A TWO HOUR FIRE SEPARATION WALL LOCATED BETWEEN EACH UNIT."},{"number":"723506","date":"2016-09-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2\" INDIVIDUAL FIRE SERVICES TO EACH UNIT AS PER APPROVED PLANS. *INSTALLATION OF 2\" WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY TO SERVE ALL UNITS TO BE LOCATED IN COMMON METER PIT TO BE INSTALLED BY OTHERS* ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"746482","date":"2016-12-29","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-12-29","scope":"FOR AN ADMINISTRATIVE REVIEW OF PREVIOUSLY ISSUED AP#640879 APPROVED BY VARIANCE UNDER CAL#26293; ENCLOSE TWO (2) EXTERIOR STAIRCASES WITH PILOT HOUSES (TO ENCLOSE ACCESS STAIRS TO ROOF DECK ONLY) ON HOUSES #1 AND #2, AS PER PLANS. NO CHANGES IN HEIGHT OR AREA OF PREVIOUSLY APPROVED BUILDINGS, NO CHANGE IN PREVIOUSLY APPROVED USE OF MULTI-FAMILY HOUSEHOLD LIVING (EIGHT (8) DWELLING UNITS) WITH SIXTEEN (16) ACCESSORY GARAGE PARKING SPACES (TWO (2) SPACES UNDER EACH UNIT) ACCESSED BY A SHARED DRIVEWAY."},{"number":"742294","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-09","scope":"NEW CONSTRUCTION: EXTERIOR PLUMBING MULTI-FAMILY(8) SINGLE FAMILY UNITS - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"745848","date":"2017-01-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-06-09","scope":"ADMINISTRATIVE PERMIT TO AMEND EXISTING PREVIOUSLY APPROVED PLUMBING PERMIT #742294 TO REDUCED THE PREVIOUSLY APPROVED 4\" DOMESTIC WATER DISTRIBUTION/PRIVATE WATER MAIN TO 2\" PIPE SIZE - NOTE: THE STREET/FOOTWAY/FERRULE PERMIT(S) WILL BE RECORDED ON THE ORIGINAL PERMIT APPLICATION #742294"},{"number":"741384","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-11","scope":"3 WC, 2 TUBS/SHOWERS,5LAVS,1 KITCEHN SINK,1 LAUNDRY TUB AND 1 AREA DRAIN(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"744502","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-31","scope":"3 WC, 2 TUBS/SHOWERS,5LAVS,1 KITCEHN SINK,1 LAUNDRY TUB AND 1 AREA DRAIN(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"744503","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"3 WC, 2 TUBS/SHOWERS,5LAVS,1 KITCEHN SINK,1 LAUNDRY TUB AND 1 AREA DRAIN(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"744504","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"3 WC, 2 TUBS/SHOWERS,5LAVS,1 KITCEHN SINK,1 LAUNDRY TUB AND 1 AREA DRAIN(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"744505","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-24","scope":"3 WC, 2 TUBS/SHOWERS,5LAVS,1 KITCEHN SINK,1 LAUNDRY TUB AND 1 AREA DRAIN(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"744506","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-18","scope":"3 WC, 2 TUBS/SHOWERS,5LAVS,1 KITCEHN SINK,1 LAUNDRY TUB AND 1 AREA DRAIN(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"744507","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-02","scope":"3 WC, 2 TUBS/SHOWERS,5LAVS,1 KITCEHN SINK,1 LAUNDRY TUB AND 1 AREA DRAIN(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"744508","date":"2017-01-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-26","scope":"3 WC, 2 TUBS/SHOWERS,5LAVS,1 KITCEHN SINK,1 LAUNDRY TUB AND 1 AREA DRAIN(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"758453","date":"2017-02-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"INSTALL (16) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"758588","date":"2017-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-11","scope":"NEW CONSTRUCTION: COMPLETE WIRING OF PROPERTY WITH NEW 200A UNDERGROUND SERVICE... ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (BUILDING PERMIT #682543)"},{"number":"758589","date":"2017-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-05","scope":"NEW CONSTRUCTION: COMPLETE WIRING OF PROPERTY WITH NEW 200A UNDERGROUND SERVICE... ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (BUILDING PERMIT #682543)"},{"number":"758590","date":"2017-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-11","scope":"NEW CONSTRUCTION: COMPLETE WIRING OF PROPERTY WITH NEW 200A UNDERGROUND SERVICE... ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (BUILDING PERMIT #682543)"},{"number":"758591","date":"2017-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-11","scope":"NEW CONSTRUCTION: COMPLETE WIRING OF PROPERTY WITH NEW 200A UNDERGROUND SERVICE... ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (BUILDING PERMIT #682543)"},{"number":"758592","date":"2017-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-27","scope":"NEW CONSTRUCTION: COMPLETE WIRING OF PROPERTY WITH NEW 200A UNDERGROUND SERVICE... ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (BUILDING PERMIT #682543)"},{"number":"758593","date":"2017-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-22","scope":"NEW CONSTRUCTION: COMPLETE WIRING OF PROPERTY WITH NEW 200A UNDERGROUND SERVICE... ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (BUILDING PERMIT #682543)"},{"number":"758594","date":"2017-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-02","scope":"NEW CONSTRUCTION: COMPLETE WIRING OF PROPERTY WITH NEW 200A UNDERGROUND SERVICE... ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (BUILDING PERMIT #682543)"},{"number":"758595","date":"2017-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"NEW CONSTRUCTION: COMPLETE WIRING OF PROPERTY WITH NEW 200A UNDERGROUND SERVICE... ALL WORK IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING (BUILDING PERMIT #682543)"},{"number":"771644","date":"2017-05-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-12-01","scope":"AMENDMENT TO APPROVED PERMIT# 686274 FOR THE CONSTRUCTION OF TWO PILOT HOUSES IN PLACE OF PREVIOUSLY APPROVED EXTERIOR ROOF ACCESS STAIRS ON THE CARRIAGE HOUSES."},{"number":"761547","date":"2017-06-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-06-20","scope":"FOR ERECTION OF ADDITIONAL LEVEL 2 DECKS ACCESS FROM SECOND FLOOR AS PART OF AN EXISTING ATTACHED STRUCTURE USES HOUSEHOLD LIVING MULTI-FAMILY EIGHT (8) DWELLING UNITS WITH 16 OFF STREET ACCESSORY INTERIOR PARKING SPACES AS PREVIOUSLY APPROVED (PERMIT #640879 &746482). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"797324","date":"2017-07-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-11","scope":"CONSTRUCT/EXPAND 2ND LEVEL DECKS. SEE ZONING 761547. NO OTHER BUILDING CHANGES AS PER SUBMITTED PLANS PREPARED BY PLUMBOB LLC"},{"number":"802972","date":"2017-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-12-11","scope":"CERTIFICATE OF OCCUPANCY"},{"number":"802973","date":"2017-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-09-05","scope":"CERTIFICATE OF OCCUPANCY"},{"number":"802974","date":"2017-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-06-11","scope":"CERTIFICATE OF OCCUPANCY"},{"number":"802975","date":"2017-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-12","scope":"CERTIFICATE OF OCCUPANCY"},{"number":"802976","date":"2017-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-07-27","scope":"CERTIFICATE OF OCCUPANCY"},{"number":"802977","date":"2017-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-22","scope":"CERTIFICATE OF OCCUPANCY"},{"number":"802978","date":"2017-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-07-02","scope":"CERTIFICATE OF OCCUPANCY"},{"number":"802979","date":"2017-07-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"CERTIFICATE OF OCCUPANCY"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"776802","type":"Rental","status":"Inactive","businessName":"Roman Galas","legalName":"Roman Galas","address":"1126-28 SHACKAMAXON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-05-15","latestIssueDate":"2018-05-15","expirationDate":"2019-05-14","inactiveDate":"2019-07-13"}],"licenseActivity":[{"number":"776802","type":"Rental","businessName":"Roman Galas","legalName":"Roman Galas","issuedDate":"2018-05-15","latestIssueDate":"2018-05-15","closureDate":"2019-07-13","expirationDate":"2019-05-14","inactiveDate":"2019-07-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 190% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $182,000 to $528,100","no permit shown in 2024-2026"],"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":"Appeal #26293: CLOSED · Granted with conditions; related permit 640879. Use permit #640879: 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$12,700.50 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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 21, 2017.","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":"2 fire/suppression-related permits 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"}]}