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EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":970,"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":[],"taxYears":[{"year":2015,"total":615.65,"principal":401.98,"interest":52.84,"penalty":39.28}],"taxNet":9.6,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45800,"taxable":45800,"land":4269,"improvement":41531,"taxableLand":4269,"taxableImprovement":41531,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":9200,"taxable":9200,"land":9200,"improvement":0,"taxableLand":9200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":9200,"taxable":9200,"land":9200,"improvement":0,"taxableLand":9200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":9200,"taxable":9200,"land":9200,"improvement":0,"taxableLand":9200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":9200,"taxable":9200,"land":9200,"improvement":0,"taxableLand":9200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":9200,"taxable":9200,"land":9200,"improvement":0,"taxableLand":9200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":9200,"taxable":9200,"land":9200,"improvement":0,"taxableLand":9200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":34200,"taxable":34200,"land":34200,"improvement":0,"taxableLand":34200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":34200,"taxable":34200,"land":34200,"improvement":0,"taxableLand":34200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":50400,"taxable":50400,"land":50400,"improvement":0,"taxableLand":50400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":50400,"taxable":50400,"land":50400,"improvement":0,"taxableLand":50400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":65800,"taxable":65800,"land":65800,"improvement":0,"taxableLand":65800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":705,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"775789","date":"2017-04-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-06","scope":"MAKE SAFE PERMIT - FOR REMOVAL OF TREE GROWING WITHIN SIDE BEARING WALL, AND REPAIRS TO DAMAGED ROOF, TO RESOLVE CASE 434728. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 434728."},{"number":"811813","date":"2017-08-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-10-30","scope":"FOR THE COMPLETE DEMO OF A VACANT SFD AS PART OF THE CITY OF PHILADELPHIA DEPT. OF LICENSES & INSPECTIONS DEMOLITION PROGRAM."},{"number":"ZP-2023-005188","date":"2024-12-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-23","scope":"FOR NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE. SIZE AND LOCATION PER APPROVED PLAN."},{"number":"RP-2024-013103","date":"2025-06-18","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-12-23","scope":"FOR THE ERECTION OF AN ATTACHED THREE-STORY STRUCTURE FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9 FEET (1/4TH OF HEIGHT OF BUILDING) OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK. ** BLOWER DOOR TESTING SHALL BE PERFORMED IN ACCORDANCE WITH ASTM E 779 OR ASTM E 1827 BY AN APPROVED THIRD-PARTY AGENCY. **NO EXCAVATION GREATER THAN 60 INCHES WITH THIS PERMIT ** **12-4-2025 AMENDMENT: CHANGING DPRC-SI AND SPECIAL INSPECTION AGENCIES TO JAMES CLANCY, PE AS PER THE AMENDED CONSTRUCTION DOCUMENTS."},{"number":"MP-2025-003362","date":"2025-08-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-17","scope":"Mechanical / Fuel Gas Permit for combo RP-2024-013103"},{"number":"PP-2025-007953","date":"2025-08-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-13","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2024-013103"},{"number":"PP-2025-007952","date":"2025-08-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-13","scope":"Plumbing Permit (Water Distribution) for combo RP-2024-013103"},{"number":"PP-2025-007954","date":"2025-08-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-13","scope":"Plumbing Permit (Interior) for combo RP-2024-013103"},{"number":"FP-2025-001895","date":"2025-09-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-12-17","scope":"FOR INSTALLATION OF 1.5-INCH COMBINED FIRE/DOMESTIC WATER SERVICE LINE AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13D."},{"number":"EP-2025-005851","date":"2025-09-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-19","scope":"Electrical Permit for combo RP-2024-013103"}],"storyTag":"Torn down & rebuilt","storyDelta":10.88,"timeline":[{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"sale","p":95000},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"688279","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"AIRASIREELSTATE LLC","legalName":"AIRASIREELSTATE LLC","address":"511 W YORK ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-01-11","latestIssueDate":"2016-01-11","expirationDate":"2017-02-01","inactiveDate":"2017-04-02"},{"number":"0999739","type":"Rental","status":"Active","businessName":"Thedoor llc","legalName":"Thedoor llc","address":"511 W YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-02-17","latestIssueDate":"2026-02-17","expirationDate":"2027-02-16","inactiveDate":null}],"licenseActivity":[{"number":"0999739","type":"Rental","businessName":"Thedoor llc","legalName":"Thedoor llc","issuedDate":"2026-02-17","latestIssueDate":"2026-02-17","closureDate":null,"expirationDate":"2027-02-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"688279","type":"Vacant Residential Property / Lot","businessName":"AIRASIREELSTATE LLC","legalName":"AIRASIREELSTATE LLC","issuedDate":"2016-01-11","latestIssueDate":"2016-01-11","closureDate":"2017-04-02","expirationDate":"2017-02-01","inactiveDate":"2017-04-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"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 2022, 2024, 2025"],"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 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"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":"The record identifies more than one dwelling/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 17 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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"14 failed, 1 passed, and 12 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 20, 2025.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #688279: Inactive since Apr 2, 2017","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/"}]}