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alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-12-19","scope":"MAKE SAFE PERMIT - FOR DEMOLITION OF REMAINING WINDOW BAY AND REPAIR UP TO 4 FLOOR JOIST WITH LIKE IN KIND IN EXITING POCKETS TO RESOLVE CASE 526932. 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 526932."},{"number":"754489","date":"2017-04-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-12","scope":"APPLICATION IS FOR THE PROPOSED USE OF A TWO FAMILY HOUSEHOLD LIVING IN AN EXISTING ATTACHED STRUCTURE. CERTIFICATE OF OCCUPANCY IS REQUIRED AND APPLICANT SHALL OBTAIN SEPARATE BUILDING PERMIT IN ORDER TO GET CERTIFICATE OF OCCUPANCY"},{"number":"776523","date":"2017-07-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-31","scope":"INTERIOR ALTERATIONS TO ATTACHED BUILDING FOR USE AS TWO FAMILY HOUSEHOLD LIVING AS PER APPROVED PLANS. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. WORK."},{"number":"817554","date":"2017-09-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-18","scope":"REWIRE THROUGHOUT WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS ON AN EXISTING 100AMP SERVICE AS PER 2008 NEC (EAST DISTRICT)"},{"number":"823983","date":"2017-10-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-26","scope":"REPLACE 3/4\" WATER SERVICE-PA1#20172850816-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"852636","date":"2018-02-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-31","scope":"2 FULL BATHS,2 KITCHENS,1 YARD DRAIN,2 D/W AND 2 GARBAGE DISPOSAL (TWO FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"900610","date":"2018-08-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"REVOKED","completedDate":"2018-10-18","scope":"EXISTING 200AMP SERVICE WIRING THORUGHOUT HOUSE AS PER NEC 2008 INSTALL SWITCHES LIGHTS OUTLETS AND SMOKE DETECTORS"},{"number":"920707","date":"2018-10-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-01","scope":"INSTALL 200AMP SERVICE WITH 3 METER WIRING THROUGHOUT AS PER NEC 2014 INSTALL SWITCHES OUTLETS LIGHTS SMOKE DETECTORS"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2022,"k":"sale","p":1080000}],"rented":false,"licenses":[{"number":"416086","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOHN R CREMEN","legalName":"JOHN R CREMEN","address":"3102 EMERALD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-07-06","latestIssueDate":"2007-07-06","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"794084","type":"Rental","status":"Inactive","businessName":"Eddis Manzanillo Moreno","legalName":"Eddis Manzanillo Moreno","address":"3102 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-11-08","latestIssueDate":"2022-03-08","expirationDate":"2022-11-07","inactiveDate":"2023-01-06"},{"number":"943991","type":"Rental","status":"Inactive","businessName":"Eddy Property Inc","legalName":"Eddy Property Inc","address":"3102 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-02-11","latestIssueDate":"2025-10-23","expirationDate":"2026-02-10","inactiveDate":"2026-04-11"}],"licenseActivity":[{"number":"943991","type":"Rental","businessName":"Eddy Property Inc","legalName":"Eddy Property Inc","issuedDate":"2024-02-11","latestIssueDate":"2025-10-23","closureDate":"2026-04-11","expirationDate":"2026-02-10","inactiveDate":"2026-04-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"794084","type":"Rental","businessName":"Eddis Manzanillo Moreno","legalName":"Eddis Manzanillo Moreno","issuedDate":"2018-11-08","latestIssueDate":"2022-03-08","closureDate":"2023-01-06","expirationDate":"2022-11-07","inactiveDate":"2023-01-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"416086","type":"Vacant Residential Property / Lot","businessName":"JOHN R CREMEN","legalName":"JOHN R CREMEN","issuedDate":"2007-07-06","latestIssueDate":"2007-07-06","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 426% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $29,300 to $154,000","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":"Appeal #29862: OPEN · Granted; related permit 754489. Use permit #754489: COMPLETED.","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":"1 permit not marked completed: 900610 (REVOKED).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 19 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-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":"20 failed, 2 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 12, 2018.","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 #416086: Inactive since Dec 22, 2012","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":"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"}]}