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INSP","status":"CLOSED"},{"caseNumber":"494111","date":"2016-01-11","type":"HCEU 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and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-08-23","scope":"FOR THE PARTIAL DEMO/REMOVAL OF THE 1ST AND 2ND STORY EXISTING REAR STRUCTURE. FOR THE CONSTRUCTION OF A REAR ADDITION TO AN EXISTING ATTACHED STRUCTURE AND THE REPLACEMENT OF FRONT STEPS AND ALTERATIONS THROUGHOUT. SIZE AND LOCATION AS PER PLANS. FOR A SINGLE FAMILY HOUSEHOLD LIVING. *********SEE AP/# 1049180 FOR PLANS**************"},{"number":"ZP-2024-009708","date":"2025-11-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the partial demolition of existing rear two story portion and for the erection of a two-story rear addition to an existing single family attached structure, size and location per plan."},{"number":"RP-2025-004687","date":"2025-12-09","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE PARTIAL DEMO/REMOVAL OF THE 1ST AND 2ND STORY EXISTING REAR STRUCTURE. FOR THE CONSTRUCTION OF A REAR ADDITION TO AN EXISTING ATTACHED STRUCTURE AND THE REPLACEMENT OF FRONT STEPS AND ALTERATIONS THROUGHOUT. SIZE AND LOCATION AS PER PLANS. FOR A SINGLE FAMILY HOUSEHOLD LIVING."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"sale","p":40000},{"y":2015,"k":"viol","w":"11 L&I violations"},{"y":2016,"k":"insp","w":"Inspection passed ×2"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"241587","type":"Rental","status":"Inactive","businessName":"ANTHONY PIZZARO (J AND J REAL ESTATE DEVELOP)","legalName":"ANTHONY PIZZARO","address":"2746 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-05-20","latestIssueDate":"2003-05-20","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"},{"number":"405624","type":"Rental","status":"Inactive","businessName":"GENEVA JACKSON","legalName":"GENEVA JACKSON","address":"2746 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-04-04","latestIssueDate":"2012-01-12","expirationDate":"2013-02-28","inactiveDate":null},{"number":"665700","type":"Rental","status":"Inactive","businessName":"GENEVA JACKSON","legalName":"GENEVA JACKSON","address":"2746 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-05-22","latestIssueDate":"2015-05-22","expirationDate":"2016-05-31","inactiveDate":"2016-07-30"},{"number":"745713","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CALIBER HOME LOANS--LORI PALISANO","legalName":"CALIBER HOME LOANS--LORI PALISANO","address":"2746 EMERALD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-07-15","latestIssueDate":"2017-07-15","expirationDate":"2018-07-14","inactiveDate":"2018-09-12"},{"number":"783972","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"Geneva Jackson C/O Caliber Home Loans  (Caliber Home Loans)","legalName":"Geneva Jackson C/O Caliber Home Loans ","address":"2746 EMERALD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-07-24","latestIssueDate":"2018-07-24","expirationDate":"2019-07-23","inactiveDate":"2019-09-21"}],"licenseActivity":[{"number":"783972","type":"Vacant Residential Property / Lot","businessName":"Geneva Jackson C/O Caliber Home Loans  (Caliber Home Loans)","legalName":"Geneva Jackson C/O Caliber Home Loans ","issuedDate":"2018-07-24","latestIssueDate":"2018-07-24","closureDate":"2019-09-21","expirationDate":"2019-07-23","inactiveDate":"2019-09-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"745713","type":"Vacant Residential Property / Lot","businessName":"CALIBER HOME LOANS--LORI PALISANO","legalName":"CALIBER HOME LOANS--LORI PALISANO","issuedDate":"2017-07-15","latestIssueDate":"2017-07-15","closureDate":"2018-09-12","expirationDate":"2018-07-14","inactiveDate":"2018-09-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"665700","type":"Rental","businessName":"GENEVA JACKSON","legalName":"GENEVA JACKSON","issuedDate":"2007-04-04","latestIssueDate":"2015-05-22","closureDate":"2016-07-30","expirationDate":"2016-05-31","inactiveDate":"2016-07-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"241587","type":"Rental","businessName":"ANTHONY PIZZARO (J AND J REAL ESTATE DEVELOP)","legalName":"ANTHONY PIZZARO","issuedDate":"2003-05-20","latestIssueDate":"2003-05-20","closureDate":"2012-12-22","expirationDate":"2004-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: RP-2020-005620 (Expired), RP-2025-004687 (Issued). 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":"9 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 7, 2024.","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 #745713: Inactive since Sep 12, 2018; Vacant Residential Property / Lot #783972: Inactive since Sep 21, 2019","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 15 historical violations across 6 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/"},{"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"}]}