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INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-04","completedDate":"2026-02-25","violations":[{"number":"VI-2025-094419","date":"2025-12-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-02-19","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"491484","date":"2015-07-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-106766","date":"2021-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-106766","date":"2021-12-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-090375","date":"2022-09-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-090375","date":"2022-10-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-046463","date":"2024-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-046463","date":"2024-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-046463","date":"2024-09-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-130487","date":"2025-12-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-130487","date":"2026-02-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98810231184072,"lng":-75.11579591532141,"geom":{"type":"Polygon","coordinates":[[[-75.115712133,39.988122845],[-75.115851432,39.988050455],[-75.11588086,39.988080614],[-75.115739985,39.988154709],[-75.115712133,39.988122845]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":672,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2771 RUTH ST STE 1, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4600,"taxable":0,"land":4600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":4600,"exemptImprovement":0},{"y":2017,"v":9700,"taxable":0,"land":9700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":9700,"exemptImprovement":0},{"y":2018,"v":9700,"taxable":0,"land":9700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":9700,"exemptImprovement":0},{"y":2019,"v":9700,"taxable":0,"land":9700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":9700,"exemptImprovement":0},{"y":2020,"v":9700,"taxable":0,"land":9700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":9700,"exemptImprovement":0},{"y":2021,"v":9700,"taxable":0,"land":9700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":9700,"exemptImprovement":0},{"y":2022,"v":9700,"taxable":0,"land":9700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":9700,"exemptImprovement":0},{"y":2023,"v":31200,"taxable":0,"land":31200,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":31200,"exemptImprovement":0},{"y":2024,"v":31200,"taxable":5200,"land":31200,"improvement":0,"taxableLand":5200,"taxableImprovement":0,"exemptLand":26000,"exemptImprovement":0},{"y":2025,"v":33200,"taxable":33200,"land":33200,"improvement":0,"taxableLand":33200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":33200,"taxable":33200,"land":33200,"improvement":0,"taxableLand":33200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":30500,"taxable":30500,"land":30500,"improvement":0,"taxableLand":30500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":465,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2024-008658","date":"2024-09-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE & LOCATION AS SHOWN ON THE APPLICATION/PLANS."},{"number":"RP-2025-007745","date":"2026-04-03","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. STRUCTURE FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING. SPRINKLERED THROUGHOUT PER NFPA 13D. SEPARATE PERMITS REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"L&I violation"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: RP-2025-007745 (Issued).","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":"5 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 25, 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":"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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 4 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/"}]}