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SEE B.P. # 212070 FOR REFERENCES."},{"number":"212779","date":"2009-05-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-15","scope":"1-TWO-GANG METER SOCKET,1-100AMP DISCONNECT,2-100AMP PANELS, (80)RECEPTACLES,(40)SWITCHES,(40)LIGHT FIXS,(15)SMOKE DETECTORS,(8)PHONE JACKS,(8)CABLE JACKS,(2)CHIME KITS,(12)-110V DEDICATED CIRCUITS,(2)220V DEDICATED CIRCUITS... IN ACCORDANCE WITH 2005 NEC"},{"number":"214290","date":"2009-06-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-21","scope":"NEW SPRINKLR SYSTEM THROUGHOUT"},{"number":"494394","date":"2013-09-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-11-12","scope":"REPLACE FIXTURES - (2) LAUNDRY BOXES (2) KITCHEN SINKS (5) WATER CLOSETS, (5) LAVATORY SINKS AND (5) BATH TUBS. ALL TO BE INSTALLED IN A TWO FAMILY DWELLING."},{"number":"526718","date":"2014-03-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-16","scope":"INSTALL TWO 90,000 BTU 95% GAS FURNACE WITH 3 TONS OF AIR WITH DUCTWORK 10 DIFFUSERS PER UNIT WITH CENTRAL RETURN."}],"storyTag":"New construction","storyDelta":0.19,"timeline":[{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"viol","w":"9 L&I violations"},{"y":2012,"k":"sale","p":260000},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"sale","p":310000},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"581211","type":"Rental","status":"Closed","businessName":"GILLER GROUP LLC","legalName":"GILLER GROUP LLC","address":"2014 N 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2013-01-04","latestIssueDate":"2023-01-22","expirationDate":"2024-02-29","inactiveDate":null},{"number":"730617","type":"Rental","status":"Closed","businessName":"Giller Realty LLC","legalName":"Giller Realty LLC","address":"2014 N 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-03-03","latestIssueDate":"2017-03-03","expirationDate":"2018-03-02","inactiveDate":"2018-05-01"},{"number":"939457","type":"Rental","status":"Active","businessName":"Brandon E Bailey","legalName":"Brandon E Bailey ","address":"2014 N 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-12-06","latestIssueDate":"2025-12-04","expirationDate":"2026-12-05","inactiveDate":null}],"licenseActivity":[{"number":"939457","type":"Rental","businessName":"Brandon E Bailey","legalName":"Brandon E Bailey ","issuedDate":"2023-12-06","latestIssueDate":"2025-12-04","closureDate":null,"expirationDate":"2026-12-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"730617","type":"Rental","businessName":"Giller Realty LLC","legalName":"Giller Realty LLC","issuedDate":"2017-03-03","latestIssueDate":"2017-03-03","closureDate":"2018-05-01","expirationDate":"2018-03-02","inactiveDate":"2018-05-01","status":"Closed","statusLabel":"Inactive","active":false},{"number":"581211","type":"Rental","businessName":"GILLER GROUP LLC","legalName":"GILLER GROUP LLC","issuedDate":"2013-01-04","latestIssueDate":"2023-01-22","closureDate":"2024-02-29","expirationDate":"2024-02-29","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"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":["6 open L&I violations","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #207268: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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":"violations","level":"attention","title":"6 open L&I violations","finding":"31 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Apr 25, 2024","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"15 failed, 5 passed, and 8 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 15, 2026.","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":"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.","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"}]}