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DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"870495","date":"2018-04-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-24","scope":"PROPOSED THREE FAMILY DWELLING IN EXISTING THREE STORY BUILDING"},{"number":"897089","date":"2018-07-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-07-26","scope":"USE OF AN THREE STORY EXISTING BUILDING AS A (4) FOUR FAMILY DWELLING. NO SIGNS ON THIS APPLICATION."},{"number":"903203","date":"2018-09-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-12-20","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING THREE STORY BUILDING FOR USE AS A FOUR FAMILY DWELLING, TYPE B DWELLING UNIT ON THE FIRST FLOOR LEVEL. BUILDING TO BE FULLY SPINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1054505","date":"2020-04-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-08-15","scope":"INSTALLATION OF NEW NFPA 13R FIRE SUPPRESSION SYSTEM WITH A NEW 2 INCH FIRE SERVICE LINE FEEDING BUILDING AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"EP-2020-002200","date":"2020-06-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-20","scope":"INSTALL A 400 AMP SERVICE, 5 GANG METER BANK ,(1) HOUSE PANEL AND( 4) UNIT PANELS NEW WIRING THROUGHOUT,NEW FIRE ALARM SYSTEM THROUGHOUT AS PER THE 2017 NEC AND 2016 NFPA-72."},{"number":"PP-2020-008600","date":"2020-10-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-08-15","scope":"4 water closets, 4 lavatories, 4 bath tabs, 4 kitchen sinks, 4 garbage disposals, 4 laundry boxes and 4 water heaters."}],"storyTag":"New construction","storyDelta":-0.55,"timeline":[{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"viol","w":"16 L&I violations"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"259211","type":"Rental","status":"Inactive","businessName":"CONCORD BUSINESS VENTURE","legalName":"CONCORD BUSINESS VENTURE","address":"3131 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-05-03","latestIssueDate":"2004-05-03","expirationDate":"2005-02-28","inactiveDate":"2005-02-28"},{"number":"322470","type":"Rental","status":"Inactive","businessName":"GUIDE LINES COMM PA LLC","legalName":"GUIDE LINES COMM PA LLC","address":"3131 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-06-14","latestIssueDate":"2005-06-14","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"768552","type":"Vacant Residential Property / Lot","status":"Active","businessName":"3131 Frankford Ave LLC","legalName":"3131 Frankford Ave LLC","address":"3131 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-03-08","latestIssueDate":"2026-03-30","expirationDate":"2027-03-07","inactiveDate":null}],"licenseActivity":[{"number":"768552","type":"Vacant Residential Property / Lot","businessName":"3131 Frankford Ave LLC","legalName":"3131 Frankford Ave LLC","issuedDate":"2018-03-08","latestIssueDate":"2026-03-30","closureDate":null,"expirationDate":"2027-03-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"322470","type":"Rental","businessName":"GUIDE LINES COMM PA LLC","legalName":"GUIDE LINES COMM PA LLC","issuedDate":"2005-06-14","latestIssueDate":"2005-06-14","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"259211","type":"Rental","businessName":"CONCORD BUSINESS VENTURE","legalName":"CONCORD BUSINESS VENTURE","issuedDate":"2004-05-03","latestIssueDate":"2004-05-03","closureDate":"2005-02-28","expirationDate":"2005-02-28","inactiveDate":"2005-02-28","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["3 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 50% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $169,000 to $252,900","no permit shown in 2022-2024"],"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":"Use permit #870495: 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":"4 permits not marked completed: 903203 (Expired), 1054505 (Expired), EP-2020-002200 (Expired), PP-2020-008600 (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":"3 open L&I violations","finding":"35 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"18 failed, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 31, 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":"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":"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":"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"}]}