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N 25TH ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON SUBMITTED PLAN.\nFOR TWO FAMILY HOUSEHOLD LIVING.","status":"Completed","outcome":"Granted","date":"2021-06-18","number":"ZP-2020-009732","relatedPermit":"ZP-2020-009732"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6000,"taxable":6000,"land":6000,"improvement":0,"taxableLand":6000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":15100,"taxable":15100,"land":15100,"improvement":0,"taxableLand":15100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":15100,"taxable":15100,"land":15100,"improvement":0,"taxableLand":15100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":15100,"taxable":15100,"land":15100,"improvement":0,"taxableLand":15100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":15100,"taxable":15100,"land":15100,"improvement":0,"taxableLand":15100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":15100,"taxable":15100,"land":15100,"improvement":0,"taxableLand":15100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":15100,"taxable":15100,"land":15100,"improvement":0,"taxableLand":15100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":31500,"taxable":31500,"land":31500,"improvement":0,"taxableLand":31500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":31500,"taxable":31500,"land":31500,"improvement":0,"taxableLand":31500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":103400,"taxable":103400,"land":103400,"improvement":0,"taxableLand":103400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":103400,"taxable":103400,"land":103400,"improvement":0,"taxableLand":103400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":433500,"taxable":433500,"land":86700,"improvement":346800,"taxableLand":86700,"taxableImprovement":346800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1447,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-009732","date":"2021-05-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-10-03","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPROVED PLAN."},{"number":"RP-2021-012268","date":"2021-11-29","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-10-03","scope":"ERECTION OF AN ATTACHED STRUCTURE FOR USE AS TWO-FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEO TECH REPORT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING AND SPRINKLER (13D) WORK. (NO UNDERPINNING ON THIS PERMIT). ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2015 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"FP-2022-000694","date":"2022-03-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-10-03","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT THREE STORY BUILDING TO INCLUDE TWO (2) 1-INCH COMBINED WATER SERVICE LINES AS PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2022-004553","date":"2022-03-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-28","scope":"Installing TWO 1\" Water Services, 5\" Curb Trap, 4: Main Drain & 4\" Fresh Air Inlet"},{"number":"PP-2022-004623","date":"2022-03-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-03","scope":"Installing 22 Fixtures & 2 Washer Machines"},{"number":"MP-2022-001901","date":"2022-03-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-10-03","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Installed 0ne (1) hvac system with ductwork. 93% gas Furnaces 70000 BTU, 13 seer - 3 ton condenser, which is located in the backyard)."},{"number":"EP-2022-003784","date":"2022-05-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-22","scope":"Install 200A service cable with grounding, 3 gang meter socket and wiring throughout for two family dwelling, with receptacles, switches, light fixtures, smoke and carbon monoxide smoke detectors as per NEC 2014 code."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"land","p":650000}],"rented":true,"licenses":[{"number":"794859","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"GABY PROPERTIES LLC","legalName":"GABY PROPERTIES LLC ","address":"1532 N 25TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-11-19","latestIssueDate":"2019-12-04","expirationDate":"2020-11-18","inactiveDate":"2021-01-17"},{"number":"910279","type":"Rental","status":"Active","businessName":"Gerard Francois","legalName":"Gerard Francois","address":"1532 N 25TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-11-09","latestIssueDate":"2025-10-13","expirationDate":"2026-11-08","inactiveDate":null}],"licenseActivity":[{"number":"910279","type":"Rental","businessName":"Gerard Francois","legalName":"Gerard Francois","issuedDate":"2022-11-09","latestIssueDate":"2025-10-13","closureDate":null,"expirationDate":"2026-11-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"794859","type":"Vacant Residential Property / Lot","businessName":"GABY PROPERTIES LLC","legalName":"GABY PROPERTIES LLC ","issuedDate":"2018-11-19","latestIssueDate":"2019-12-04","closureDate":"2021-01-17","expirationDate":"2020-11-18","inactiveDate":"2021-01-17","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 319% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $103,400 to $433,500","no permit shown in 2026-2028"],"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 #ZP-2020-009732: Completed · Granted; related permit ZP-2020-009732.","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 5, 2022.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #794859: Closed since Jan 17, 2021","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 27 historical violations across 14 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"}]}