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alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE (6) WINDOWS (NO CHANGE IS SIZE OF OPENINGS) AND SHEETROCK IN BATHROOM AND BEDROOM IN A SINGLE FAMILY DWELLING. OWNER TO PERFORM WORK THEMSELF."},{"number":"811560","date":"2017-08-25","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-01-11","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"829836","date":"2017-11-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-11-21","scope":"NO CHANGE TO EXISSTING TWO FAMILY DWELLING OTHER THAT THE ERECTION OF A ROOF DECK ATOP THE EXISETING SECOND FLOOR ACCESSIBLE DIRETLOY FROM EXISTING THIRD FLOOR AS PER SUBMITTED PLANS."},{"number":"829370","date":"2017-11-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-19","scope":"COMPLETE INTERIOR RENOVATIONS INCLUDING DRYWALL CABINETS"},{"number":"847041","date":"2018-01-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-11","scope":"ROUGHIN & FINISH 7-WATER CLOSET, 7-LAVS & 3-TUB, 2-KITCHEN SINK & 2-SHOWER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 (2FD)"},{"number":"848989","date":"2018-01-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-11","scope":"AHVAC PERMIT - DUCTWORK & WARM-AIR APPLIANCES - FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. INSTALL 92% GAS FIRED 60,000 BTU, 2 1/2 TON COIL, 2 1/2 TON A/C UNIT, 13 SEER INSTALLED ON THE 2ND & 3RD FLOOR AND INSTALL 92% GAS FIRED 60,000 BTU, 2 TON COIL, 2 TON A/C UNIT, 13 SEER INSTALLED ON THE BASEMENT AND 1ST FLOORS, CONDENSERS ARE TO BE INTALLED ON THE GROUND."},{"number":"911018","date":"2018-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-18","scope":"WIRE TWO FAMILY DWELLING AS PER 2008 NEC. 200 AMP SERVICE- ONE HOUSE PANEL AND A/B 100 A/B AMP 100AMP PANEL TYPICAL"},{"number":"1018637","date":"2019-10-25","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-06-10","scope":"**MAKE SAFE PERMIT** FOR THE INSTALLATION OF INTERIOR AND EXTERIOR SHORING TO COMPLY WITH VIOLATION CASE #710299. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORTS AND APPROVED PLANS. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES. STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. SEPARATE PERMIT REQUIRED FOR ANY ADDITIONAL ALTERATIONS. MAKE SAFE PERMIT ONLY."},{"number":"1031486","date":"2020-02-25","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-06-02","scope":"**MAKE SAFE PERMIT** FOR THE INSTALLATION OF INTERIOR AND EXTERIOR ALTERATIONS TO COMPLY WITH VIOLATION CASE #710299. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORTS AND APPROVED PLANS. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES. STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. SEPARATE PERMIT REQUIRED FOR ANY ADDITIONAL ALTERATIONS. MAKE SAFE PERMIT ONLY. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"ZP-2023-010385","date":"2023-10-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"Renovated & sold on","storyDelta":57.2,"timeline":[{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"7 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"sale","p":582000},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"215430","type":"Rental","status":"Inactive","businessName":"PEDRO ORTIZ","legalName":"PEDRO ORTIZ","address":"2026 N HOWARD ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2004-03-15","latestIssueDate":"2011-03-05","expirationDate":"2012-02-29","inactiveDate":"2012-04-18"},{"number":"561166","type":"Rental","status":"Inactive","businessName":"ANTONIO & LESBIA FERNANDEZ","legalName":"ANTONIO & LESBIA FERNANDEZ","address":"2026 N HOWARD ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2012-04-18","latestIssueDate":"2016-10-28","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"913965","type":"Rental","status":"Closed","businessName":"Eleftherios Sotirakis","legalName":"Eleftherios Sotirakis","address":"2026 N HOWARD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-01-06","latestIssueDate":"2023-01-06","expirationDate":"2024-01-05","inactiveDate":"2024-03-05"},{"number":"935279","type":"Limited Lodging Operator","status":"Inactive","businessName":"Eleftherios Sotirakis","legalName":"Eleftherios Sotirakis","address":"2026 N HOWARD ST","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-10-10","latestIssueDate":"2023-10-10","expirationDate":"2024-10-09","inactiveDate":"2024-12-08"}],"licenseActivity":[{"number":"935279","type":"Limited Lodging Operator","businessName":"Eleftherios Sotirakis","legalName":"Eleftherios Sotirakis","issuedDate":"2023-10-10","latestIssueDate":"2023-10-10","closureDate":"2024-12-08","expirationDate":"2024-10-09","inactiveDate":"2024-12-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"913965","type":"Rental","businessName":"Eleftherios Sotirakis","legalName":"Eleftherios Sotirakis","issuedDate":"2023-01-06","latestIssueDate":"2023-01-06","closureDate":"2024-03-05","expirationDate":"2024-01-05","inactiveDate":"2024-03-05","status":"Closed","statusLabel":"Inactive","active":false},{"number":"561166","type":"Rental","businessName":"ANTONIO & LESBIA FERNANDEZ","legalName":"ANTONIO & LESBIA FERNANDEZ","issuedDate":"2012-04-18","latestIssueDate":"2016-10-28","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"215430","type":"Rental","businessName":"PEDRO ORTIZ","legalName":"PEDRO ORTIZ","issuedDate":"2004-03-15","latestIssueDate":"2011-03-05","closureDate":"2012-04-18","expirationDate":"2012-02-29","inactiveDate":"2012-04-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023"],"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":"Use permit #829836: COMPLETED. 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 349344 (EXPIRED), 1018637 (Expired), 1031486 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 18 historical violations across 8 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"16 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 16, 2021.","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/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #935279: Inactive since Dec 8, 2024","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/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"}],"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"}]}