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OBTAINED"},{"number":"VI-2023-098682","date":"2023-12-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2024-06-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"831405","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4595004","date":"2018-02-22","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4595005","date":"2018-02-22","code":"A-302.10/4","title":"PERMB- REV ALTERAT NOT IN ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4595006","date":"2018-02-22","code":"A-302.9/65","title":"PERMZ REVK- SWO OR COO ISSUED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4595007","date":"2018-02-22","code":"A-504.6/1","title":"SWO- AND BLDG PERMIT 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INSP","status":"PASSED"},{"caseNumber":"622973","date":"2018-02-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"622973","date":"2018-04-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"622973","date":"2018-06-12","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2020-080158","date":"2021-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-080158","date":"2021-06-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-080158","date":"2022-02-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-129049","date":"2023-12-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-129049","date":"2024-06-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":443.38,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":443.38,"principalDue":280.11,"penaltyDue":16.81,"interestDue":14.7,"otherChargesDue":131.76,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-03-23","assessmentYear":2022,"totalAssessment":122900,"taxableAssessment":122900,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1720.35,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.956973507882736,"lng":-75.20989494165826,"geom":{"type":"Polygon","coordinates":[[[-75.209765445,39.956976725],[-75.209775131,39.956937254],[-75.210023225,39.956969667],[-75.210014214,39.957010105],[-75.209765445,39.956976725]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":6,"baths":3,"stories":3,"lotArea":1037,"zoning":"CMX4","grade":"B","basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1121 N BETHLEHEM PIKE SUITE 60292, SPRING HOUSE PA, 19477","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":155800,"taxable":17400,"land":28822,"improvement":126978,"taxableLand":17400,"taxableImprovement":0,"exemptLand":11422,"exemptImprovement":126978},{"y":2017,"v":155800,"taxable":17400,"land":25707,"improvement":130093,"taxableLand":17400,"taxableImprovement":0,"exemptLand":8307,"exemptImprovement":130093},{"y":2018,"v":155800,"taxable":17400,"land":25707,"improvement":130093,"taxableLand":17400,"taxableImprovement":0,"exemptLand":8307,"exemptImprovement":130093},{"y":2019,"v":118300,"taxable":17400,"land":19520,"improvement":98780,"taxableLand":17400,"taxableImprovement":0,"exemptLand":2120,"exemptImprovement":98780},{"y":2020,"v":122900,"taxable":17400,"land":20279,"improvement":102621,"taxableLand":17400,"taxableImprovement":0,"exemptLand":2879,"exemptImprovement":102621},{"y":2021,"v":122900,"taxable":17400,"land":20279,"improvement":102621,"taxableLand":17400,"taxableImprovement":0,"exemptLand":2879,"exemptImprovement":102621},{"y":2022,"v":122900,"taxable":122900,"land":20279,"improvement":102621,"taxableLand":20279,"taxableImprovement":102621,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":729000,"taxable":729000,"land":145800,"improvement":583200,"taxableLand":145800,"taxableImprovement":583200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":729000,"taxable":729000,"land":145800,"improvement":583200,"taxableLand":145800,"taxableImprovement":583200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":848800,"taxable":848800,"land":169700,"improvement":679100,"taxableLand":169700,"taxableImprovement":679100,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":848800,"taxable":848800,"land":169700,"improvement":679100,"taxableLand":169700,"taxableImprovement":679100,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1051000,"taxable":1051000,"land":210200,"improvement":840800,"taxableLand":210200,"taxableImprovement":840800,"exemptLand":0,"exemptImprovement":0}],"taxNow":11882,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"758251","date":"2017-02-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"USE AS A THREE(3) DWELLING UNITS IN AN EXISTING TWO STORY STRUCTURE."},{"number":"805642","date":"2017-08-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-08-15","scope":"FOR ERECTION OF THIRD FLOOR ADDITION ABOVE THE EXISTING SECOND FLOOR OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION. USE AS MULTI-FAMILY HOUSEHOLD LIVING THREE (3) DWELLING UNIT AS PREVIOUSLY APPROVED."},{"number":"810435","date":"2017-08-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-03","scope":"SEAL LATERAL PA20172340902 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"813088","date":"2017-08-31","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-06-16","scope":"EZ INTERIOR DEMOLITION- For the interior demolition of non load-bearing partition walls and ceilings as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"831405","date":"2017-12-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL III ALTERATIONS TO INCLUDE THIRD FLOOR ADDITION WITH A COMPLETE CHANGE OF OCCUPANCY TO CREATE A THREE (3) FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED THROUGHOUT WITH **NFPA 13** SYSTEM. NO MORE THAN 2/3 OF FLOOR JOISTS CAN BE REMOVED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"855319","date":"2018-02-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-20","scope":"INSTALLATION OF THREE FORCED AIR HVAC SYSTEM THROUGHOUT. GAS. For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"860787","date":"2018-03-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-20","scope":"FOR ERECTION OF THIRD FLOOR ADDITION ABOVE THE EXISTING SECOND FLOOR OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION. USE AS MULTI-FAMILY HOUSEHOLD LIVING THREE (3) DWELLING UNIT AS PREVIOUSLY APPROVED."},{"number":"860832","date":"2018-04-27","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND ADDITION PERMIT NO. 831405 FOR FACADE CHANGES WITH RELATION TO PROPERTY LINE AND RIGHT-OF-WAY ENCROACHMENT AS PER APPROVED PLANS."},{"number":"886145","date":"2018-08-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-20","scope":"INSTALL 3-WATER CLOSETS,3-LAVS,3-TUBS,3-KITCHEN SINKS,3 STAND PIPES,HOUSE DRAIN,STACK AND 1-WATER HEATER.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"842860","date":"2018-09-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-03-28","scope":"INSTALLATION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 STANDARDS. FIRE SUPPRESSION SYSTEM SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY FOR A MULTI-FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"935238","date":"2018-12-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL ELECTRICAL WIRING THROUGHOUT,250 AMP SERVICE &GROUNDING& BONDING. PER 2008 NEC. (W DIST) INSTALL FIRE ALARM SYSTEM PER NFPA 72.(W DIST)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Amend for conversion"},{"y":2018,"k":"viol","w":"8 L&I violations"},{"y":2018,"k":"permit","w":"Alterations"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"land","p":560000},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"460158","type":"Rental","status":"Inactive","businessName":"BIHONG GUAN","legalName":"BIHONG GUAN","address":"44 S 44TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2008-11-04","latestIssueDate":"2016-03-10","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"460158","type":"Rental","businessName":"BIHONG GUAN","legalName":"BIHONG GUAN","issuedDate":"2008-11-04","latestIssueDate":"2016-03-10","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["$443 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2023"],"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 493% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $122,900 to $729,000","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":"Use permit #758251: 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":"7 permits not marked completed: 813088 (Expired), 831405 (Issued), 855319 (Expired), 860832 (Issued), 886145 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$443.38 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 26, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 5 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.","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"}]}