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DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. THIS WORK ACTIVITY WILL BE PERFORMED BY A CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. **POST THIS PERMIT** **POST THE PROJECT INFORMATION SIGN**"},{"number":"618988","date":"2016-03-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-03-15","scope":"USE CHANGE TO TWO FAMILY HOUSEHOLD LIVING"},{"number":"709036","date":"2016-10-11","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"ABANDONED","completedDate":"2016-10-11","scope":"**ZBA DENIED ADMIN REVIEW ON 10/4/16** FOR AN ADMINISTRATIVE REVIEW OF AP#618988 FOR PROPOSED REAR 3RD FLOOR ADDITION TO A PREVIOUSLY APPROVED TWO-FAMILY DWELLING."},{"number":"734923","date":"2017-04-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-01-29","scope":"INTERIOR ALTERATION IN AN EXISTING 3 STORY MASONRY. PROPOSE EGRESS WINDOWS IN THE BASEMENT"},{"number":"783080","date":"2017-06-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2019-02-12","scope":"LEGALIZE UNDERPINING IN THE BASEMENT,POUR NEW BASEMENT SLAB, PARGE BASEMENT WALLS AND REPAIR HOLE IN BASEMENT WALL AT FRONT/EAST CORNER PER SUBMITTED PLAN AND ENGINEER'S REPORT."},{"number":"RP-2023-000683","date":"2023-03-01","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-12-01","scope":"FOR A MAKE SAFE ONLY PERMIT TO REPAIR SECOND FLOOR JOIST TO ADDRESS UNSAFE VIOLATION# CF-2022-046473 AS PER PLANS."},{"number":"PP-2024-000385","date":"2024-01-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-09-30","scope":"REPAIR/REPLACE 3/4\" WDP."}],"storyTag":"Renovated & sold on","storyDelta":13.83,"timeline":[{"y":2017,"k":"permit","w":"Major alteration"},{"y":2019,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"sale","p":89000},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"940452","type":"Rental","status":"Active","businessName":"TCS Anika Homes Acquisitions 5 LLC","legalName":"TCS Anika Homes Acquisitions 5 LLC","address":"1939 W NORRIS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-12-21","latestIssueDate":"2025-12-01","expirationDate":"2026-12-20","inactiveDate":null}],"licenseActivity":[{"number":"940452","type":"Rental","businessName":"TCS Anika Homes Acquisitions 5 LLC","legalName":"TCS Anika Homes Acquisitions 5 LLC","issuedDate":"2023-12-21","latestIssueDate":"2025-12-01","closureDate":null,"expirationDate":"2026-12-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 133% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $140,800 to $328,500","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 #25607: CLOSED · Granted; related permit 618988. Use permit #618988: 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":"6 permits not marked completed: 119230 (EXPIRED), 616531 (EXPIRED), 709036 (ABANDONED), 734923 (EXPIRED), 783080 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 32 historical violations across 10 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-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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 4 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 10, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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"}]}