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SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK."},{"number":"1005730","date":"2019-09-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-12","scope":"WIRE THROUGHOUT 3 FAMILY DWELLING. LIGHTS, SWITCHES, RECEPTACLES, TV, PHONE, INTERCONNECTED SMOKE AND C/O DETECTORS. INSTALL 400AMP SERVICE WITH 4 METERS AS PER PLANS GIVEN AND 2008 NEC. (EAST DISTRICT) INSTALL FIRE ALARM AS PER NFPA 72."},{"number":"1012182","date":"2019-11-08","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-06-17","scope":"FOR AMENDING APPLICATION AP#975687 TO REMOVE THE ORIGINALLY PROPOSED UNDERPINNING ON SIDE OF 1929 E. HUNTINGDON ST.AND FOR CONSTRUCTION OF A SEGMENTED FOUNDATION FOOTING AND WALL. THE SEGMENTED FOUNDATION CONSTRUCTION SHALL BE MONITORED BY A PROFESSIONAL ENGINEER IN CHARGE SPECIAL INSPECTION ON A CONTINUOUS BASIS."},{"number":"1007778","date":"2019-12-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-06-12","scope":"INSTALLATION DRAIN AND WATER LINES FROM FROM BASEMENT TO 6 TOILETS, 6 SINKS, 6 TUB/SHOWERS, 3 KITCHEN SINK, 3 LAUNDRY AS PER PLAN."},{"number":"1024143","date":"2020-01-29","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-06-17","scope":"INSTALL NEW 2\" FIRE SERVICE FROM CURB TO BUILDING--SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13--SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13, SUPPLY AND INSTALL NEW 2\" CITY APPROVED BACKFLOW PREVENTER--SUPPLY AND INSTALL NEW FIRE DEPT CONNECTION--SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"1050449","date":"2020-02-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-06-12","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- 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. INSTALL DUCTWORK & WARM-AIR APPLIANCES ,(3 UNITS) IN A MULTI-FAMILY HOUSEHOLD LIVING. EACH SYSTEM WILL BE INSTALL WHERE ALL COMPONENTS ARE CONFINED TO THE SPACE WHICH IT CONDITIONS. TWO(2)TON (24000BTU 14SEER AIR HANDLER HEAT PUMP 8DIFFUSERS. CONDENSER INSTALLED IN THE BACK OF THE BUILDING. 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., NEW DUCTWORK WITH 2 TON (24,000 BTU) (14 SEER) AIR HANDLER WITH 2 TON (24,000 BTU) (14 SEER) HEAT PUMP FOR EACH UNIT AND 8 DIFFUSERS FOR EACH UNIT. ALL THREE CONDENSERS LOCATED IN THE BACK OF THE BUILDING."},{"number":"1054405","date":"2020-03-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-06-17","scope":"INSTALL 1\" WATER SERVICE CURB TRAP MAIN DRAIN FAI AS PER 2004 PPC"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"viol","w":"14 L&I violations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"insp","w":"L&I: 7 failed, 2 passed"},{"y":2019,"k":"demo"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":860000}],"rented":true,"licenses":[{"number":"502766","type":"Rental","status":"Inactive","businessName":"TIEN VAN D    TIEN TUYET MAI (TIEN LLC)","legalName":"TIEN VAN D    TIEN TUYET MAI","address":"1931 E HUNTINGDON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-05-20","latestIssueDate":"2012-02-28","expirationDate":"2013-02-28","inactiveDate":null},{"number":"846657","type":"Rental","status":"Inactive","businessName":"SDG 1931 E Huntingdon Street LLC","legalName":"SDG 1931 E Huntingdon Street LLC","address":"1931 E HUNTINGDON ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2020-07-21","latestIssueDate":"2020-07-21","expirationDate":"2021-07-20","inactiveDate":"2021-09-18"},{"number":"0956646","type":"Rental","status":"Active","businessName":"R.K. ESTATE HOLDINGS, LLC","legalName":"R.K. ESTATE HOLDINGS, LLC","address":"1931 E HUNTINGDON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-07-18","latestIssueDate":"2026-06-04","expirationDate":"2027-07-17","inactiveDate":null}],"licenseActivity":[{"number":"0956646","type":"Rental","businessName":"R.K. ESTATE HOLDINGS, LLC","legalName":"R.K. ESTATE HOLDINGS, LLC","issuedDate":"2024-07-18","latestIssueDate":"2026-06-04","closureDate":null,"expirationDate":"2027-07-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"846657","type":"Rental","businessName":"SDG 1931 E Huntingdon Street LLC","legalName":"SDG 1931 E Huntingdon Street LLC","issuedDate":"2020-07-21","latestIssueDate":"2020-07-21","closureDate":"2021-09-18","expirationDate":"2021-07-20","inactiveDate":"2021-09-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"502766","type":"Rental","businessName":"TIEN VAN D    TIEN TUYET MAI (TIEN LLC)","legalName":"TIEN VAN D    TIEN TUYET MAI","issuedDate":"2010-05-20","latestIssueDate":"2012-02-28","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #966037: 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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2162 WILLOW ST PIKE, LANCASTER PA, 17602).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"23 failed, 4 passed, and 12 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 14, 2020.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 32 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"}]}