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Variance","grounds":"PERMIT Erection of an attached structure with four (4) roof access structures and roof deck above fourth floor level. For use as Multi Family Household Living\n(Eight (8) Dwelling Units) (Size and Location as shown on plans, no signs on this","status":"Completed","outcome":"Granted with conditions","date":"2021-07-12","number":"ZP-2021-001037","relatedPermit":"ZP-2021-001037"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the erection of an attached structure with cellar, roof deck and front roof covered porch to use as multi-fmaily ( total nine (9) household living units, size and location as shwon on the plan.","status":"Prepare Meeting","outcome":null,"date":"2026-12-02","number":"ZP-2025-009944","relatedPermit":"ZP-2025-009944"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":17300,"taxable":17300,"land":17300,"improvement":0,"taxableLand":17300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":287700,"taxable":287700,"land":287700,"improvement":0,"taxableLand":287700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":242,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-001037","date":"2021-04-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2025-08-28","scope":"Erection of an attached structure with four (4) roof access structures and roof deck above fourth floor level. (Size and Location as shown on plans, no signs on this permit)"},{"number":"ZP-2025-009944","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":1.76,"timeline":[{"y":2020,"k":"sale","p":145000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"741100","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"FELICIA  LAI","legalName":" FELICIA  LAI","address":"3620 FAIRMOUNT AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-06-07","latestIssueDate":"2019-06-12","expirationDate":"2020-06-06","inactiveDate":"2020-08-05"}],"licenseActivity":[{"number":"741100","type":"Vacant Residential Property / Lot","businessName":"FELICIA  LAI","legalName":" FELICIA  LAI","issuedDate":"2017-06-07","latestIssueDate":"2019-06-12","closureDate":"2020-08-05","expirationDate":"2020-06-06","inactiveDate":"2020-08-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1563% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $17,300 to $287,700","no permit shown in 2026-2028"],"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 #ZP-2021-001037: Completed · Granted with conditions; related permit ZP-2021-001037.","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":"2 permits not marked completed: ZP-2021-001037 (Expired), ZP-2025-009944 (Denied). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 23, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #741100: Inactive since Aug 5, 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 16 historical violations across 8 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/"}]}